Village of Deerfield Plan Commission met July 25
Here are the minutes provided by the commission:
The Plan Commission of the Village of Deerfield called to order a meeting at 7:30 P.M. on July 25, 2024, at Deerfield Village Hall.
Present were: Al Bromberg, Chair
Lisa Crist
Sara Lubezny
David Rauen
Blake Schulman
Ken Stolman
Absent: Bill Keefe
Also present: Dan Nakahara, Planner II
Public Comment on a Non-Agenda Item
There were no comments from the public on a non-agenda item.
Chairperson Bromberg swore in all who plan to testify before the Commission.
PUBLIC HEARING
1) Public Hearing on the Request for Approval of a Special Use to Permit the Establishment of a Sky Zone in the Deerbrook Shopping Center Planned Unit Development (former Art Van Furniture space) at 120 S. Waukegan Road
Chairperson Bromberg asked for proof of publication and certified mailing. Mr. Nakahara reported that the legal notice was published in the Deerfield Review on July 4, 2024, and certified mailing receipts were provided by the petitioner.
Ryan Bickings, Project Manager for Casco Architecture firm stated that he represents Sky Zone and shared the project plans. Sky Zone is proposing to redevelop the property at 120 S. Waukegan Road. They would provide the community with healthy activities for local residents and bring customer traffic back to the retail complex. Sky Zone has over 270 parks across the country and over 500,000 memberships. The proposed operations within the indoor playground and trampoline park are designed to cater to a wide range of age ranges with general ticket sales for 170 active jumpers, parties and group events, and a kitchen area with snacks and drinks. The Fuel Zone will cook and serve a limited amount of food and non alcoholic beverages. The menu will feature items such as pizza, chicken tenders, fries, soft pretzels and nachos. General party rooms can be reserved ahead of time for kids’ birthday parties while having access to the park’s attractions. The attractions area specific to this location will include playground equipment like slides, swings, trampolines, foam pits, basketball courts and arcade games. All indoor activities in the building will be accessories to accommodate the occupants of the park including restrooms, party rooms and offices. Sky Zone offers memberships for a monthly fee. A member may book a time slot, either in-person or online, as long as there is sufficient available space for additional active jumpers. If the 170 active jumper count is reached, booking will be unavailable. All bookings will be compliant with the total jumper count, there will never be more than 170 active jumpers. Generally, the approximate business from private parties to open gym play is equal.
Mr. Bickings stated a photometric study will be conducted to determine if the parking lot lighting is adequate. If it is determined to be inadequate, the parking lot lighting will be upgraded. Mr. Bickings expressed his willingness to share the photometric study documentation prior to a permit being issued. Additionally, signage will be added to prevent people from blocking the fire lane. All the new signage on the site will be two square feet or less and will not be illuminated. Mr. Bickings presented the building elevations and indicated where signage will be added to point out the fire lane and hatched stripes for the no parking area in front of the space. There will also be stop signs to slow traffic down as children and parents will be walking into the facility. Mr. Bickings presented an updated floor plan and stated the only change is the location of the arcade games. There are 17 arcade games planned for this location. Mr. Bickings presented screenshots of the different arcade games. The arcade area will be approximately 550 square feet. Winners will receive prizes worth $2 to $3, and the crane/claw games pay out about 30% of the time. Chairperson Bromberg asked if arcade games are prohibited by Village Code. Mr. Nakahara stated that arcade games are prohibited by the Municipal Code, which is outside the purview of the Plan Commission, but the Village Manager’s office is looking at that request. Mr. Nakahara clarified that arcade games are permitted in bowling alleys through the Municipal Code. Mr. Bickings stated that a representative from Kimley Horn was not present at the meeting, but they had completed a traffic study and parking analysis. They are compliant for their proposed use and there is an adequate number of parking spots at this location.
Commissioner Lubezny asked if the door in the northeast corner can be made into an emergency exit. She noted the location of the door is near the check-in area and expressed concerns over small children running out from that door. Mr. Bickings confirmed that door will be made into an emergency exit. Chairperson Bromberg asked how the memberships work. Dominique Williams, the General Manager of the Orland Park Sky Zone location, stated the membership program is tailored to children ages 3 to 13. There is a monthly fee and an online portal to book a reservation. The membership program also provides perks like private member events, discounts, and different treats. If the jump count has reached full capacity, the online portal will display the next available time slot. Chairperson Bromberg asked if children are picked up by their parents or if they are allowed to walk out of the location by themselves. Ms. Williams stated that parents are required to sign a waiver for their children and they typically accompany their children for the duration of their visit. She noted that they have not had issues with small children leaving the facility on their own. All activities are supervised and monitored by staff, and there is typically one staff member for every five customers. Chairperson Bromberg asked if adults are allowed to come in without a child and how they ensure the safety of the children. Ms. Williams stated that adults are welcome to come in and they are required to sign a waiver which asks for some basic personal information. She stated the service leaders and team members are trained to monitor the safety and interactions between all guests, and if staff is not comfortable, they do not take chances when it comes to safety. Mr. Nakahara asked if there is a time limit for jumping. Ms. Williams confirmed that is correct. Commissioner Stolman asked about the jurisdiction for emergency services for Deerbrook Shopping Center. Mr. Nakahara stated any emergency service requests will be handled by Deerfield Police and Northbrook Fire Department.
There was no public comment on this matter.
Chairperson Bromberg stated that the Plan Commission has concluded public testimony and will deliberate their recommendation on this matter. He stated that this portion of the meeting is open to the public, but no new testimony will be taken unless requested by the Commission. He stated the Plan Commission is a recommending body, a written recommendation will be forwarded to the Village Board of Trustees for final action on this matter.
Chairperson Bromberg asked if any of the Commissioners had questions or concerns.
Commissioner Stolman commented he has been to Sky Zone multiple times accompanying his children to birthday parties and he is happy to see Sky Zone coming into the Village.
Commissioner Crist moved, seconded by Commissioner Stolman, to approve the request for approval of a Special Use to permit the establishment of a Sky Zone in the Deerbrook Shopping Center Planned Unit Development at 120 S. Waukegan Road with the condition that the northeast door be used for emergency exiting only.
The motion passed by the following vote:
Ayes: Crist, Lubezny, Rauen, Schulman, Stolman, Bromberg (6)
Nays: None (0)
Mr. Nakahara reported that this matter will go before the Village Board on August 19, 2024.
2) Public Hearing on the Request for a Special Use to Permit the Establishment of an Animal Pet Resort at 649 Lake Cook Road in the Deerfield Depot Planned Unit Development (also known as the Home Depot PUD) Chairperson Bromberg asked for proof of publication and certified mailing. Mr. Nakahara reported that that the legal notice was published in the Deerfield Review on July 4, 2024, and certified mailing receipts were provided by the petitioner.
Talar Berberian, land use attorney for Windy City Dog Resorts LLC operating under the business name of K9 resorts, introduced Kevin Tennant, Vice President of Franchise Operations for K9 Resorts. Mr. Tennant presented a slideshow about the business. K9 Resorts was founded in 2005 by brothers Steven and Jason Parker. The flagship resort is located in Fanwood, New Jersey. They currently operate 34 open resorts across the country with over 170 territories sold in 27 states. There are currently 140 locations in various phases of development. Their purpose is to provide a home away from home for dogs where they will love to stay and play. Their motto is “a five-star experience with love and fun included.” They want to create a fun and safe environment for dogs. They do not clip hair, offer grooming services or sell retail items. They specialize in two areas: luxury boarding and doggy daycare. The luxury boarding is all inclusive, meaning a dog staying at the facility is automatically included in the daycare services with no additional fee. They do not offer a la carte pricing for additional services. They specialize in cage free options like their luxury suite option where a dog is kept in an eight-foot by eight-foot sound- proofed room with amenities like an orthopedic couch for the dog as well as a flat screen television. They offer a low stress, high enjoyment getaway with three levels of accommodations. In addition to the luxury suite, they also offer executive rooms which are typically 35 square feet of open space for the dog to move around. They offer Premium Kuranda dog beds in the luxury suites and executive rooms. Mr. Tennant noted dogs can tend to get nervous being away from home, so they offer a Blue Buffalo house food to aid the dogs’ digestion. When dropping off their dogs, owners can decide whether or not to allow their dog to be included in group play in an off-leash environment. Dogs are evaluated by staff prior to being included in the off-leash group play. They also offer a private, one-on-one play experience with a staff member.
The length of an average overnight stay during the summer (their peak time) is typically three to seven nights. Mr. Tennant presented the floorplan and pointed out the luxury suite area with crystal chandeliers and flat screen televisions. He noted the executive room area and stated those rooms are typically 24-35 square feet, depending on the size of the facility. There is also a traditional compartment area for crate-trained dogs or for puppies that want to be in a smaller environment. The doggy daycare is designed for owners who are actively working and do not want their dogs home alone. Mr. Tennant noted the benefits to daycare are the dogs are not lonely, they get to play and the owners know their dogs are safe. He also pointed out the benefit of not having to hire a dog walker that would have to enter the owner’s home. Dogs that stay overnight are always included in playtime, whether that be in the group play or a one on-one setting. Dogs are separated in group play sessions by size, with dogs weighing under 30 pounds in one group and dogs weighing over 30 pounds in the other. Dogs are not separated by temperament. Every dog that comes to K9 Resorts is evaluated to make sure they get along with other dogs. They do not restrict dog breeds unless required by law. The only rule for a dog to be accepted at a K9 Resort location is that the dog must be people-friendly. If the dog is not friendly toward other dogs there are amenities available to handle that. The evaluation process consists of introducing the dog to the empty daycare room to acclimate them to the setting. One by one, dogs from the outdoor play yard are introduced while staff members observe the interactions. If there is any sign of stress, the evaluation is immediately ended and the dog is moved to another room. Once the stress has subsided, a second evaluation is attempted and if group play is not deemed suitable the owner is contacted and offered the private play option. The daycare rooms are always staffed by trained pet professionals. Mr. Tennant reported the K9 Resorts brand staff to dog ratio is 1:25. Dogs are never left alone in the daycare setting. The one-to-one playtime is held in a separate yard away from the outdoor play yards. The facility also features let out pens for dogs to use to eliminate waste in the morning. The private playtime lasts 15 minutes and occurs four to five times per day. The private playtime can be one-on-one or with a group of dogs that live in the same household.
While grooming, nail cutting and hair trimming are not offered, dog baths are offered for registered guests. Due to the outdoor playing and dogs coming in contact with different floor surfaces, every dog with a resort stay goes home with a bath. Bathing is only offered to registered guests and existing clients, customers are not allowed to walk in off the street and have their dog bathed. There are extensive services in the building including: camera/video surveillance in the building to observe the dogs, security systems, sprinkler systems. They also require visits from local pest control companies. Mr. Tennant noted they also partner with local pet professionals like boutique pet stores, trainers and other groomers. Every K9 Resort is required to partner with a local veterinarian and an emergency veterinarian who can provide around the clock services. There are also vaccination requirements for: DHLPP/DHPP, Rabies, Canine Influenza (H3N8 and H3N2), and Bordetella.
All of the guests are preregistered, so K9 Resorts has all of the required information on the owner and the dog; they do not accept walk-ins for daycare or boarding stays. The transaction time and parking turnover is two to three minutes for boarding check-ins. In those instances, a Customer Service Representative will confirm the details of the stay and then take the dog into the daycare area. Daycare drop off takes 30 seconds; customers hand off the leash to a staff member at the front desk. Hours of operation are weekdays from 7:00 a.m. to 7:00 p.m. and weekends from 9:00 a.m. to 5:30 p.m. K9 Resorts has separate time windows for weekday daycare and boarding. Daycare drop off takes place between 7:00 a.m. and 9:00 a.m., with a corresponding pickup window from 5:30 p.m. to 7:00 p.m. Boarding drop offs and pickups occur between 9:00 a.m. to 5:30 p.m. The busiest times of day are the daycare drop off and pickup time windows. On the weekends, staff is present at the building between 6:00 a.m. and 6:30 a.m., depending on the number of dogs being boarded, to do let outs and feeding. Their highest occupancy is during the summer months when people go on vacations. The moderately busy period is during school breaks and holidays. The least busy periods occur during the first few months of the year, and late October to early November during which the primary focus is on daycare operations. Mr. Tennant stated their typical deliveries consist of food and cleaning supplies which are delivered by Amazon trucks, and that they do not use semi-trucks for deliveries.
Commissioner Stolman asked how many dogs are allowed at a given time. Mr. Tennant stated the capacity of the facility is 80 dogs at any given time, noting that could be a combination of daycare and boarding. Commissioner Stolman asked if the proposed project is the typical size for a K9 Resort and how waste disposal would be handled. Mr. Tennant confirmed the project is in their prototypical size of 6,500-8,000 square feet. Commissioner Stolman asked how they plan to dispose of waste and what happens when a dog is sick and requires immediate care. Mr. Tennant stated that transparency with owners is a core principle of the company. Anytime a dog is sick or injured and requires immediate veterinary care, the owner is contacted and they will bring the dog to their partner veterinarian or the owner’s veterinarian, upon the owner’s request. Mr. Tennant noted they do administer medicine, but they do not perform injections as that usually requires monitoring. Waste disposal is handled through multiple weekly pickups by a sanitation company. Any solid waste is immediately disposed of in a dog waste bag which is then placed in a contractor bag and ultimately loaded into a two-or-four-yard trash compactor in the back of the facility. Those compacted waste bags are hauled away by the contractor multiple times per week. They use hospital-grade cleaners, like Rescue Hydrogen Peroxide, on both the interior and exterior of the building, including Odor-Pet which is a bacterial enzyme which breaks down organic material. This helps to prevent odor and the spread of illness in the facility.
Chairperson Bromberg asked if they accept any animals other than dogs. Mr. Tennant responded that they only accept dogs. Commissioner Crist asked if they have any overnight staff. Mr. Tennant stated they do not have overnight staff, but the company has done research that has concluded that having cleaners enter the building at night may disrupt the dogs. They have found that since the dogs are active during the day, the dogs are most rested by having the facility turn off the lights and play spa music after closing. Dogs are curious by nature and can be disturbed by strange noises. K9 Resorts intentionally does not employ overnight staff, but does have 24/7 security monitoring of the interior of the building, security sensors and smoke detectors. He noted that emergency services will be notified of any incident before an onsite employee would be. Commissioner Stolman asked about a scenario where a dog was sick or had a seizure overnight, would staff know about the event prior to the opening of the facility. Mr. Tennant stated the facility is not usually staffed between 8:00 p.m. and 6:00 a.m. He noted in his five years of experience working with K9 Resorts he has only experienced one death of a dog in their facilities, but it was not overnight. He reported there are incidents of dogs regurgitating from their nighttime meal, and when that is observed by staff the dog is brought to the veterinarian. Commissioner Schulman, noting that this location is in a retail shopping center, asked about waste disposal accumulation in the summer months to avoid odor issues. Mr. Tennant stated that pickups are done either daily or every other day during that time and that the trash compactor limits the volume of the waste being disposed.
Zack Nesbit, co-owner of Windy City Dogs LLC, stated the company structure is made up of himself and three partners as franchisees. They have eight territories targeted throughout the Chicagoland area. Mr. Nesbitt stated he will be responsible for operations and has worked in three K9 Resorts so far. He will be working at the Pompano Beach location, and by the time this location opens for business in Q2 of 2025, he will have worked at multiple resorts.
Mr. Nesbit presented an aerial photo of the proposed site at 649 Lake Cook Road. The specifics of the Deerfield project include 76 overnight accommodations for a maximum capacity of 95 dogs per day. Being that is a seasonal business, they do not expect to see the maximum capacity unless it is a holiday, otherwise the petitioner expects approximately 55% capacity, or just under 50 dogs per day similar to other resorts. There will be 2,300 square feet of outdoor space divided into three areas: large dog, small dog, and private play. He stated the hours of operation open to the public for this facility is 7:00 a.m. to 7:00 p.m. on weekdays with staff being there an hour before and an hour after and from 9:00 a.m. to 5:00 p.m. on Saturday and Sunday.
Ms. Berberian pointed out there is one item of relief in addition to the Special Use being sought. The replacement of the exiting front façade sign will be replaced with a K9 Resorts sign. The replacement sign will be in a nonconforming location, as is the current sign, which will require Village Board approval as an exception to the Zoning Ordinance. She noted the access and parking have been vetted with development of the shopping center and the use would require 20 parking spaces per Code. There are 66 parking spaces dedicated to this building meaning they are significantly over the required number which should alleviate any parking concerns. She noted there were concerns about potential impact on shoppers from odor, but the site is set off from the remainder of the shopping center and surrounded by industrial and commercial uses which should provide a substantial buffer. She pointed out the convenience of the Metra station and stated the applicant views that feature as an amenity for customers to drop off and pickup their dogs after commuting to and from their vehicles. There are adequate public utilities and the impact should be significantly less than the prior use as a restaurant.
Commissioner Crist asked if a customer at McAlister’s would be able to see the dogs in the outdoor area. Ms. Berberian stated they would not due to the screening which prevents the ability to see the dogs in the outdoor play area. It is designed specifically to mitigate sound. Commissioner Rauen asked if that was the CityScape screening systems. Ms. Berberian stated that is the screening for the HVAC systems. Mr. Tennant specified that the outdoor areas are surrounded by a type of solid vinyl fencing called Bufftech. The fencing will be eight feet tall and is designed for security to keep dogs in and people out. The material is a rotationally molded vinyl fence that is commonly used for highway buffering. The fencing will prevent the dogs from interacting with anyone outside the play area as well as mitigating 98% of direct soundwaves. Chairperson Bromberg asked about the number of HVAC systems. Mr. Tennant noted the multizone HVAC systems throughout the facility help to eliminate the potential spread of germs and illness in the facility.
Chairperson Bromberg asked if any of the Commissioners had questions or concerns to which there were none.
Commissioner Crist moved, seconded by Commissioner Stolman, to approve the request for a Special Use to permit the establishment of an animal pet resort at 649 Lake Cook Road in the Deerfield Depot Planned Unit Development with the specified sign exception.
The motion passed by the following vote:
Ayes: Crist, Lubezny, Rauen, Schulman, Stolman, Bromberg (6)
Nays: None (0)
Mr. Nakahara reported that this matter will go before the Village Board on August 19, 2024.
WORKSHOP MEETING
1) Prefiling Conference on the Request for Approval of a Special Use for a Self Improvement Facility to Permit the establishment of a Dance Studio in Suites E and F in the Deerbrook Commerce Center at 151 S. Pfingsten Road
Alissa Deutsch, owner of Studio 18 Fusion Dance, addressed the Commission. Studio 18 offers lessons in multiple styles of dance such as: ballet, jazz, contemporary and hip-hop. They offer classes for ages two years old through adults. Ms. Deutsch is originally from Deerfield and wishes to relocate her business back to the Village. She strives to empower youth and build self-confidence through dance and movement. Studio 18 offers a recreational program for kids to dance and feel good about themselves in the style that they desire. They also serve as a training ground for dance for local school dance teams.
Ms. Deutsch noted at their full capacity, including staff, there will be around 43 people in the building on Thursday evenings during their busiest time. Ms. Deutsch pointed out the majority of her business occurs during the off hours of the neighboring businesses at the proposed location. For the toddler classes, most parents accompany their child. For ages five to seven, the standard practice is for instructor to bring the class in from the lobby where they have been dropped off by a parent. When class has concluded, staff makes sure children are handed off directly to parents and are aware of who they go home with. They do not allow children to loiter on the sidewalk waiting to be picked up. Teenagers are typically dropped off in carpool, but some do drive themselves resulting in seven to eight cars during those class periods in addition to staff vehicles. Ms. Deutsch pointed out that the proposed business will take up 8.9% of the total building area, so there should be ample parking on premises during off hours. She noted there are rarely more than 15 cars at one time.
Chairperson Bromberg asked if Bizar Entertainment is still located in that development. Ms. Deutsch confirmed that business is still located there and commented that it is a nice location that offers safety due to low traffic and accessibility. Chairperson Bromberg asked which age group constitutes the majority of students. Ms. Deutsch stated the majority of her students are females in middle school and high school. Commissioner Lubezny asked what time of day the toddler classes are held. Ms. Deutsch stated she had one toddler class at 1:30 p.m., which parents attended with their children. She has found that the parents of preschool-age children prefer Saturday classes. Commissioner Lubezny asked if those classes tend to be smaller in size. Ms. Deutsch confirmed and stated those classes are capped at ten students to maintain classroom management for that age group. She noted the parking impact should be 11 vehicles at a maximum.
Commissioner Stolman commented that he thinks it would be great to have this business back in Deerfield.
Chairperson Bromberg asked if they are requesting a waiver for the parking and traffic study. Mr. Nakahara confirmed they are asking for a waiver of the parking and traffic study. Mr. Nakahara pointed out there was a miscommunication during the drafting of the staff memo and that the number of parking spots need was overestimated. The original estimation was for approximately 80 people. However, after discussion it was determined the maximum number would be 43 or 44 people including students and staff. Chairperson Bromberg noted the benefit of the majority of the proposed business taking place during the off hours of the neighboring businesses. Ms. Deutsch stated the majority of her business takes place between 5:00 p.m. to 9:00 p.m. The Commission was in consensus to waive the parking and traffic study. Chairperson Bromberg asked if the business is seeking any exceptions other than the Special Use. Mr. Nakahara stated they are not seeking any additional exceptions.
Mr. Nakahara reported Public Hearing will be August 22, 2024.
DOCUMENT APPROVAL
1. July 11, 2024, Plan Commission Minutes
Commissioner Lubezny moved, seconded by Commissioner Crist, to approve the minutes. The motion passed with a unanimous voice vote.
Items from the Commission
There were no items from the Commissioners.
Items from the Staff
Mr. Nakahara notified the Commission the August 8, 2024, meeting will be held for document approval only and that the meeting could be held earlier, if Commissioners were amenable. The Commission agreed to the meeting time of 5:30 p.m.
Designation of Representative for the next Board of Trustees Meeting
Mr. Nakahara reported that a representative from the Plan Commission will be needed for the August 5, 2024, Board of Trustees meeting. Commissioner Rauen volunteered to attend on behalf of the Commission
Adjournment
There being no further discussion, Commissioner Stolman moved, seconded by Commissioner Crist, to adjourn the meeting at 8:39 p.m. The motion passed with a unanimous voice vote.
https://www.deerfield.il.us/AgendaCenter/ViewFile/Minutes/_07252024-1124
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