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09/27/2011IF DES PLAINES ZONING BOARD OF APPEALS Un m �� September 27, 2011 tL MINUTES DES PLAINES ILLINOIS The Des Plaines Zoning Board of Appeals Commission held its regularly scheduled meeting on Tuesday, September 27, 2011, at 7:30 P. M., in Room 102, City Council Chambers, of the Des Plaines Civic Center. ZONING BOARD OF APPEALS PRESENT: Catalano, Szabo, Saletnik, Hother, Porada, Seegers ABSENT: None Also present was Senior Planner, Scott Mangum, Department of Community and Economic Development. Chairman Seegers called the meeting to order at7:32 P.M. Case Number: 11 -044 -CU Address: 111 Rawls Road The petitioner is requesting a Conditional Use Permit under Section 7.4-5-C of the 1998 Des Plaines Zoning Ordinance, as amended, to for the operation an indoor baseball training facility (Commercial Indoor Recreation) in the M-2 Zoning District. Petitioner: Play Ball USA, 208 Graceland Avenue, Des Plaines, IL 60016 Owner(s): Rawls Road Properties, LLC, 701 W. Erie Street, Chicago, IL 60654 Nelson Goad, of 208 Graceland Avenue, Des Plaines, owner of Play Ball USA, was sworn in and stated that they have been a training academy for a number of years and need a larger space while staying in the area. Rawls Road site would be the right fit Chairman Seegers asked about hours of operation. Mr. Gerd stated opened at 2:00 pm to 10:00 pm and weekends from 10:00 am to 6:00 pm. Chairman Seegers asked if they would make any major improvements. Mr. Gerd stated that they would build out for office space (100/o), the rest would be for training facility, locker room, basketball court, baseball cages, and 2 modular drop-down baseball cages, open turf area, bullpen area, 2 lane running track, floor would be sport -board, etc. Chairman Seegers asked how the clients would come in. Mr. Gerd stated that the younger kids (under 16) would be dropped off and picked up and over 16 would probably drive in. They had ample parking and no impact on traffic. Board Member Szabo asked about specifics of the interior. How long is the basketball court? Mr. Gerd stated it would be high school regulation court (84'). Szabo asked if there would be showers along with the locker room. Mr. Gerd was not sure, they will be checking with a plumber what could be done. Board Member Porada asked if the same owners would continue ownership with the location on Rawls Road. Mr. Gerd stated yes, they would. Board Member Porada asked if their present property had a conditional use permit issued. Mr. Mangum stated he was not sure if there had been or if one was required nine years ago, but since it was located in a C-3 zone, it would not be likely that one was required. Board Member Porada asked how long Mr. Gerd had been owner. Mr. Gerd stated he has been the owner for three years. Case #11 -044 -CU— 111-121 Rawls Road September 27, 2011 Page 2 Chairman Seegers asked for the report to be read in by Mr. Mangum. Issue: The petitioner is requesting a Conditional Use Permit under Section 7.4-5-C of the 1998 Des Plaines Zoning Ordinance, as amended, to for the operation an indoor baseball training facility (Commercial Indoor Recreation) in the M-2 Zoning District Analysis: Proposed Use: Indoor Baseball Training Facility (Commercial Indoor Recreation) Petitioner Play Ball USA, 208 Graceland Avenue, Des Plaines, IL 60016 Owner Rawls Road Properties, LLC, 701 W. Erie Street, Chicago, IL 60654 Plan of Operation Typical hours of operation would occur weekdays from 2:00pm to 9:00pm, and weekends from 10:00am to 6:00pm with between 4-7 employees per ship. Additional clinics and group activities would occur on weekends. Existing Use Vacant tenant space in industrial building Surrounding Land Use North: Industrial East: Industrial South: Industrial West: Industrial Existing Zoning M-2, General Manufacturing Surrounding Zoning North: M-2, General Manufacturing East: M-2, General Manufacturing South: M-2, General Manufacturing West: M-2, General Manufacturing Street Classification Rawls Road is a local street according to the City's Comprehensive Plan. Comprehensive Plan The Comprehensive Plan recommends an Industrial Use for the site. Play Ball USA has requested a Conditional Use Permit to operate an indoor baseball training facility (Commercial Indoor Recreation) in the M-2 Zoning District. The 2.92 acre lot has 450' of frontage on Rawls Road. The one-story 73,158 square foot building consists of three tenant spaces. The applicant would occupy the middle, L-shaped tenant space, which is approximately 25,000 square feet. The proposed floor plan consists of a turf baseball diamond/football field, a volleyball basketball court, two batting cages, bullpen, two-lane running track, and weight room, with the balance being accessory locker rooms, office and retail areas. The proposed plan of operation includes typical hours of operation from 2:00pm to 9:00pm on weekdays, and weekends from 10 00a to 6:00pm with between 4-7 employees per ship. Individual baseball/softball instruction and team practices are the core functions. Approximately 12 additional team, parent, and coaches clinics per year Case #11 -044 -CU— 111-121 Rawls Road September 27, 2011 Page 3 would occur on weekends. The applicant is not planning on hosting basketball/volleyball tournaments or events that require large amounts of seating. Seating would be provided for the parents of individuals training. The applicant states that in their current space at 208 Graceland Avenue (roughly 10,000 sq. ft) they can accommodate around 50 people at one time. They expectation that the ratio would remain the same, meaning with over 20,000 square feet they would anticipate around 100 people at the busiest times (Monday -Friday 5:00-10:00PM, Saturday -Sunday 12:00-6:00). Twenty parking spaces in the 56 -space parking lot at 90 Rawls Road, located across the street from the proposed facility, are included in the lease agreement. The tenant at 90 Rawls Road has separately leased parking available on the west side of that building. In addition there are 54 spaces provided on site to serve the building tenants. It is anticipated that the peak parking demand for the proposed Commercial Indoor Recreation use will be outside of the peak parking demand for most industrial tenants. The City's Engineering Division has evaluated the proposal and waived the requirement for a parking or traffic study. Based on the information provided staff is satisfied with the amount of parking provided. Conditional Use Findings: As required by Section 3.4-5 (Standards for Conditional Uses) of the Zoning Ordinance, the proposed development is reviewed below: A. The proposed Conditional Use is in fact a Conditional Use established within the specific Zoning district involved: Comment: Commercial Indoor Recreation is a Conditional Use in the M-2, General Manufacturing Zoning District, as specified in Section 7.4-5-C of the 1998 City of Des Plaines Zoning Ordinance, as amended. B. The proposed Conditional Use is in accordance with the objectives of the City's Comprehensive Plan: Comment: The 2007 Comprehensive Plan recommends an Industrial use for this site. Commercial Indoor Recreation is a Conditional Use in the M-2 Zoning District. C. The proposed Conditional Use is designed, constructed, operated and maintained to be harmonious and appropriate in appearance with the existing or intended character of the general vicinity: Comment: The proposed Commercial Indoor Recreation use would be located within an existing structure. No exterior alterations are proposed to the structure. D. The proposed Conditional Use is not hazardous or disturbing to existing neighboring uses: Comment: None of the functions of the Commercial Indoor Recreation use are anticipated to be hazardous or disturbing to the surrounding neighborhood. E. The proposed Conditional Use is to be served adequately by essential public facilities and services, such as highways, streets, police and fire protection, drainage structures, refuse disposal, water and sewer, and schools; or, agencies responsible for establishing the Conditional Use shall provide adequately any such services: Comment: After reviewing the petitioner's plans, the proposed Conditional Use would be served adequately by essential public facilities and it would not overburden existing public services. F. The proposed Conditional Use does not create excessive additional requirements at public expense for public facilities and services and will not be detrimental to the economic well-being of the entire community: Case #11 -044 -CU— 111-121 Rawls Road September 27, 2011 Page 4 Comment: The proposed Conditional Use would appear to have adequate public facilities, it would not create a burden on public facilities nor would it be a detriment to the economic well being of the community. G. The proposed Conditional Use does not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, property, or the general welfare by reason of excessive production of traffic, noise, smoke fumes, glare or odors: Comment: The proposed Commercial Indoor Recreation use is not anticipated to create an amount of additional traffic and parking which cannot be accommodated by the existing street network according the information provided. The peak hours for the proposed use are generally outside of normal business hours of surrounding businesses. H. The proposed Conditional Use provides vehicular access to the property designed so that it does not create an interference with traffic on surrounding public thoroughfares: Comment: The proposed project would utilize an existing curb cut on Rawls Road for access. Based on information provided, staff does not find any evidence for potential interference with traffic patterns. I. The proposed Conditional Use does not result in the destruction, loss, or damage of natural, scenic, or historic features of major importance: Comment: No exterior building alterations are proposed. The proposed plan would not add impervious surface, nor cause the destruction, loss, or damage of any natural, scenic or historic features of major importance. J. The proposed Conditional Use complies with all additional regulations in the Zoning Ordinance specific to the Conditional Use requested: Comment: As proposed, the Commercial Indoor Recreation use appears to conform to all other zoning regulations as long as compliance is provided with the Conditions of Approval. Recommendation: The Community Development Department recommends approval of the Conditional Use Permit modification request for the establishment of a Commercial Indoor Recreation use, based on review of the information presented by the applicant and the findings made above, as specified in Section 3.4-5 (Standards for Conditional Uses) of the City of Des Plaines Zoning Ordinance, subject to the following conditions of approval: 1. Prior to issuance of the Conditional Use Permit, the applicant shall submit a legal agreement approved by the City Attorney guaranteeing that 20 parking spaces on the north lot at 90 Rawls Road shall be maintained so long as the Commercial Indoor Recreation use is in existence or unless the required parking is provided elsewhere in accordance with the Zoning Ordinance. The instrument shall also be recorded by the property owners with the County Recorder's Office. Zoning Board of Appeals Procedure: Under Section 3.4-4-C of the Zoning Ordinance (Conditional Uses) the Zoning Board of Appeals has the authority to recommend that the City Council approve, approve subject to conditions, or deny the above-mentioned Conditional Use Permit for the establishment of a Commercial Indoor Recreation use in the M-2 zoning district The City Council has the final authority on the project. Board Member Saletnik asked if Mr. Gord was aware of the legal document mentioned above. Mr. Gord stated he was and that it was part of their lease. Board Member Porada stated that if the use was approved, it would have to be with the condition that they have the exclusive use of 20 parking spaces on the north lot at 90 Rawls Road shall be maintained so long as the Commercial Case #11 -044 -CU— 111-121 Rawls Road September 27, 2011 Page 5 Indoor Recreation use is in existence or unless the required parking is provided elsewhere in accordance with the Zoning Ordinance. Mr. Mangum stated they did have the exclusive use of those parking spaces across the street according to the lease. Mr. Gord confirmed they did and parking for those spaces would be used as over -flow parking. Board Member Szabo asked how much parking they had at their present site. Mr. Gord stated they had approximately 40 spaces, which were shared with others. Chairman Seegers asked for comments from the audience. There were none. A motion was made by Board Member Szabo, seconded by Board Member Hofherr to recommend approval of the Conditional Use Permit under Section 7.4-5-C of the 1998 Des Plaines Zoning Ordinance, as amended, to for the operation an indoor baseball training facility (Commercial Indoor Recreation) in the M-2 Zoning District. (with the following stipulation(s):) 1. Prior to issuance of the Conditional Use Permit, the applicant shall submit a legal agreement approved by the City Attorney guaranteeing that 20 parking spaces on the north lot at 90 Rawls Road shall be maintained so long as the Commercial Indoor Recreation use is in existence or unless the required parking is provided elsewhere in accordance with the Zoning Ordinance. The instrument shall also be recorded by the property owners with the County Recorder's Office. AYES: Catalano, Szabo, Saletnik, Holbert, Porada, Seegers NAYES: None MOTION CARRIED Rules of Procedure Board Member Porada commented that it was a struggle to get through the development review procedures and asked Mr. Mangum to send him a copy, at his convenience, so he can review them. Board Member Hofherr asked Mr. Mangum to send him a copy as well. The meeting was adjourned at 7:55 p.m. by unanimous voice vote. Sincerely, A.W. Seegers, Chairman Des Plaines Zoning Board of Appeals cc: City Officials Aldermen Zoning Board of Appeals