Loading...
HomeMy WebLinkAboutPLAN COMMISSION - 04/06/2011 - THE SOCCER PLACE Elk Grove Village Plan Commission Minutes April 6, 2011 Present: P. Ayers D. Paliganoff T. Thompson J. Meyers J. Glass C. Henrici F. Geinosky E. Hauser Staff: M. Roan, Deputy Village Manager J. Carey, Assistant to the Village Manager K. Jay, Staff Engineer S. Trudan, Deputy Director of Community Development Petitioner: E. Strzelczynska, The Soccer Place J.Teufel, Representative Devon Avenue Market Chairman Glass called the meeting to order at 7:04 p.m. Item 1: March 16, 2011 Meeting Minutes Commissioner Ayers noted a typographic correction. Commissioner Ayers further noted the need to add language clarifying statements made regarding the differences between youth and adult games. With the corrections being noted, Commissioner Henrici moved to approve the minutes. Commissioner Meyers seconded the motion. Upon voting (Hauser, Meyers, Henrici, Geinosky, Paliganoff, Ayers, AYES, Glass, Thompson, ABSTAIN) the motion carried. Item 2: Soccer Place—Proposal for Outdoor Soccer Fields at Devon Avenue Chairman Glass read the legal notice into the record and acknowledged that the Public Hearing notices were mailed to neighbors and properly published in the Daily Herald. Chairman Glass noted that the property was also properly signed. Secretary Geinosky swore in the petitioners. Eva Strzelczynska identified herself as the owner of The Soccer Place. E. Strzelczynska of The Soccer Place, stated that they are seeking permission to construct two soccer fields—one (1) practice field (1/3 regulation size) and one(1) full size field. Due to requests by players for an outdoor facility, E. Strzelczynska sought a location that would meet their needs. The Devon Market location was stated to be an ideal location due to its size and existing parking facility. 2 The proposal calls for regular turf this year with the potential for artificial turf next year. The regular turf would mimic the grass found at Toyota Park and Soldier Field. E. Strzelczynska stated that the fields would be fenced in to protect the facility. She has requested a variation from the Village Code for the construction of an 8' black chain link fence and temporary 16' netting. Commissioner Hauser asked if the temporary 16' netting being proposed would remain up all year. E. Strzelczynska stated that the netting would be removed during the off-season. Commissioner Hauser asked for clarification on where the five (5) sets of bleachers would be located. E. Strzelczynska stated that the temporary bleachers would be located on the east side, but can be moved if needed. Commissioner Hauser asked what height the light poles would be. E. Strzelczynska stated that the light poles would not exceed 30', and would likely be 26'. Commissioner Meyers asked the petitioner if she planned to locate in the old drug store. E. Strzelczynska confirmed that she planned to lease 5,000 square feet of space at the old drug store site. The restaurant was previously proposed at the bank site, but the bank site required too much work to be cost effective. Commissioner Meyers asked the petitioner if the proposed storage shed would be large enough to hold the equipment needed to provide upkeep of the facility. E. Strzelczynska stated that the storage shed would be enough space since lawn maintenance would be outsourced. Commissioner Meyers asked the petitioner if the stands on the east side would be sufficient to accommodate persons at the facility. E. Strzelczynska stated the indoor facility has bleachers, but they are rarely used. A total of five (5) bleachers, each holding 15 people, would be located at the facility. Commissioner Meyers asked why the fence height needed to be eight-feet (8') instead of the current six-foot (6') regulation. E. Strzelczynska stated that the eight-foot (8') was necessary to keep balls from going over. Commissioner Meyers asked why netting was needed and whether a 10' fence would suffice. E. Strzelczynska stated that the netting would only be located behind the goals and was necessary. Commissioner Meyers asked where the manhole covers were located on the property and what would be done with them. K. Jay, Staff Engineer for the Department of Engineering& Community Development, stated that the manhole covers were 35' from the west property line and that they would be buried approximately eight inches (8") below grade and marked using GPS coordinates. Commissioner Henrici asked what type of food the restaurant would serve, hours of operation, and whether beer or wine would be served. E. Strzelczynska stated that the restaurant would serve Polish food buffet style. E. Strzelczynska also noted that no breakfast would be served and the hours of operation would be from 10:30 a.m. to approximately 12:00 p.m. She would like to serve beer and wine in the future. Commissioner Gemosky asked if the restaurant was included in the Special Use being proposed. M. Roan stated that the restaurant does not need a Special Use and does not require Plan Commission approval. 3 Commissioner Geinosky asked the petitioner if the facility would be locked when not in use. E. Strzelczynska stated that the facility would be locked up. Commissioner Geinosky asked whether the facility would have a sound system or scoreboard present. The petitioner stated that the facility would not have a sound system, but that a scoreboard may be installed in the future. The petitioner noted that at this time the scoreboard is not needed. Commissioner Geinosky asked the petitioner where the site plan was for the restaurant. E. Strzelczynska stated that she was not moving forward with the restaurant at this time. Commissioner Geinosky asked whether a grading plan was being worked on. E. Strzelczynska stated that she was working with staff and that a preliminary review of the plan had been completed. Commissioner Geinosky noted the memorandum dated March 30, 2011 from Engineering& Community Development Department outlining remaining items that needed to be addressed and recommended that the following items (l, 4 and 6) be included in a recommendation for approval: 1. Specific items such as the number of accessory structures, bleacher or seating facilities, hours of operation and anything else unique to the proposed use should be included in the conditions for the special use. 4. Submit a Grading and Utility plan for the soccer fields. The plan should address the issue regarding standing water on the property as well as the issue of existing sanitary manholes within the playing field. Any approval by the Plan Commission must be contingent upon final approval of the Grading and Utility Plan by the Department of Engineering and Community Development. 6. We recommend that the Special Use be valid only for this petitioner, Eva Strzelczynska, and only for this use. We recommend that the Plan Commission include this condition in their Finding of Fact, "Village staff will review the Special Use in three (3) years to ensure that the Soccer Place is in compliance with all the specified conditions and shall present that report to the Plan Commission for review." Commissioner Thompson asked if notices were sent to the neighboring businesses. M. Roan stated that letters of support from neighboring businesses were included in the Plan Commission packet. E. Strzelczynska stated that she had a letter of support from Bertholds as well. Commissioner Thompson asked if there were complaints from neighbors at the Franklin Park facility. E. Strzelczynska stated that the Franklin Park facility is adjacent to a residential neighborhood and she had received no complaints. Commissioner Ayers stated that the petitioner's request was a unique use, but saw the potential of The Soccer Place to help the existing businesses. Commissioner Ayers further stated that he had no issues with the parking or landscaping. Commissioner Ayers asked how revenue was generated and whether printed materials (programs) would be made available for games. E. Strzelczynska stated programs would not be available and that revenue would be generated by practice and league game rental fees. 4 Commissioner Paliganoff asked whether concession stands would be included. E. Strzelczynska stated that she did not plan to have any concession stands, since that would be what the restaurant would be for. Commissioner Paliganoff asked the petitioner what the hours of operation would be. E. Strzelczynska stated that The Soccer Place would be open at approximately 9:00 a.m. and close by 11:00 p.m. on the weekends. The facility would be open between 6:00 p.m. and 10:00 p.m. on weekdays. Commissioner Meyers asked what a pre-fab changing canopy was. E. Strzelczynska stated that the canopies can be made out of a variety of materials, but acted as an open sided dugout for the players. Commissioner Meyers asked if the port-o-potties would be a permanent fixture at The Soccer Place. E. Strzelczynska stated that they would be removed during the off season. Chairman Glass stated that the port-o-potties should be screened within reason. Chairman Glass asked what the width of the ComEd right of way was. M. Roan stated that the right of way was approximately 216'. Chairman Glass asked what the lighting plan was and whether it would meet the Village code. E. Strzelczynska stated that the lights would be shielded downward and would comply with all Village ordinances. A resident, L. Diamond of 1277 Maple Lane expressed concerns about overflow parking into residential streets and the potential noise incurred by the facility. He asked the Plan Commission if a study was taken on the effect the proposed use would have on area home values. Chairman Glass responded to the resident's concerns stating that the Plan Commission does not study the effect on home values. He further stated that the noise and parking issues mentioned should not be an issue due to the proximity from residential areas and because of the surplus parking available at the site. A resident, F. Burda of 600 Walnut Lane stated that his house was directly in line with the field and expressed concern about the lights from the field shining into his house. Chairman Glass responded to the resident's concerns stating that the lighting would be shielded away from the house and directed downward. M. Roan showed F. Burda the lighting plan. F. Burda asked how old the people playing on the field would be. E. Strzelczynska stated that the age would range from 4 years old and over. J. Teufle, representing T. Bolger and Devon Market described his experience in strip malls and explained that the proposed use would be beneficial for the neighboring businesses. Commissioner Paliganoff asked what signage would be located at the site. E. Strzelczynska stated that no signage was planned at the present. Commissioner Hauser cited the Police Department's memo on the proposed use and stated that security personnel from The Soccer Place should keep an open line of communication with the Police Department. There being no further questions or comments, Commissioner Henrici recommended approval of a text amendment to Section 7B-1-2-E Special Uses in the B-1 Business District which shall read as follows: 5 Athletic Fields - In granting a Special Use Permit for athletic fields, the Village shall consider the following requirements and conditions: 1. Aesthetics 2. Compatibility with surroundings uses. 3. That the traffic generated from the use will not have a deleterious effect on existing uses in proximity to the proposed use nor on the public streets. 4. Adequate provisions for parking including shared parking with adjacent property. 5. Adjacent property is adequately protected from the use existing on the proposed use. 6. Landscape plan as approved by the Plan Commission unless said plan is deemed unnecessary and therefore waived. 7. The number and location of all accessory structures including, but not limited to,maintenance sheds, concession stands and port-a-potties, all as approved by the Plan Commission. 8. The benefit to the Village to be derived from the granting of the Special Use Permit. Commissioner Meyers seconded the motion. Upon voting (Hauser, Meyers, Henrici, Geinosky, Glass, Palikanoff, Ayers, Thompson, AYES) the motion carried. Commissioner Ayers moved to recommend approval of the Special Use petition for Eva Strzelczynska of The Soccer Place for property located at adjacent to the Devon Avenue Market shopping center (also known as Parcel 3) to allow the following: 1. Construction and operation of two (2) soccer fields; 2. Variation from the Village Code to allow for the construction of an eight foot (8') black chain-link fence and temporary sixteen foot (16') netting; 3. Accessory structures as identified on the proposed site plan which includes a pre-fab storage shed, five (5) portable bleachers, five (5) portable restroom structures, and two (2) pre-fab changing canopies; and 4. Special Location Plan as requested by the property owner, Bolger Commercial Properties. Additionally, the recommendation provides for the following conditions: 1. The petitioner must adequately screen the proposed portable restroom facilities to be located at the southwest corner of the site as approved by Village staff, 2. Final approval of the Grading and Utility Plan by the Department of Engineering and Community Development. 3. That the Special Use be valid only for this petitioner, Eva Strzelczynska, and only for this use; and 4. Village staff will review the Special Use in three (3) years to ensure that The Soccer Place is in compliance with all the specified conditions and shall present that report to the Plan Commission for review. Commissioner Henrici seconded the motion. Upon voting (Hauser, Meyers, Henrici, Geinosky, Glass, Paliganoff, Ayers, Thompson, AYES)the motion carried. Item 3: Adjournment Secretary Geinosky motioned to adjourn the meeting and Commissioner Henrici seconded the motion. Upon voting (Hauser, Meyers, Henrici, Geinosky, Glass, Paliganoff, Ayers, Thompson, AYES)the motion carried. The meeting was adjourned at 8:15 p.m. 6 Respectfully submitted, Joseph Carey Assistant to the Village Manager C: Chairman and Members of the Plan Commison, Mayor and Board of Trustees, Village Clerk, Village Manager, Deputy Village Ma29, aa er Director of Public Works, Acting Director of Engineering/Community Developm rtfPolice Chief, Fire Chief, Deputy Fire Chief, Inspectional Services Supervisor, Village A mey �iL* x' /" T1/z/�,