Sangamon Sun

Village of La Grange Plan Commission met Jan. 9.

Here are the minutes provided by the commission:

A regular meeting of the Plan Commission for the Village of La Grange was held at 7:00 p.m. on Tuesday, January 9, 2024, on the second floor Auditorium Room of the Village Hall, 53 S. La Grange Road, La Grange, Illinois.

I. CALL TO ORDER AND ROLL CALL OF THE PLAN COMMISSION

Chairman Paice called the meeting to order at 7:01 p.m.

Verify Quorum

Upon roll call the following were:

Present: Egan, Hoffenberg, O’Connor, Schwartz, Wentink, Paice

Absent: Mosher

Community Development Director Charity Jones, Village Planner Kelsey Fawell, and Trustee Lou Gale were also present.

II. APPROVAL OF MINUTES – NOVEMBER 14, 2023

Commissioner Wentink made a motion, seconded by Commissioner Schwartz to approve the minutes for the regular meeting of November 14, 2023, with no changes. A voice vote was taken:

Ayes: All

Nays: None

Motion passed

III. PUBLIC HEARINGS

A. PC Case #276 – Request for a Special Use Permit to Operate Children’s Indoor Recreation at 25 W. Calendar Avenue (Mrneio LLC)

Chairman Paice asked anyone who was planning on speaking this evening to stand and raise his/her right hand. He then administered the oath. He then asked for staff to make their presentation.

Staff Presentation

Kelsey Fawell, Village Planner, said the applicant is seeking a special use permit to operate Uppers Land. This is an indoor children’s recreation use with retail and dessert sales. The property is located in the C-1CR portion of the C-1 Commercial District. This space was formerly owned by Thipi Thai Restaurant. Uppers Land is a children’s play area with inflatable a bounce house and slide offering retail and dessert sales. The applicant has stated that the play area will serve children ages three to twelve. They are not proposing any private party rentals at this time. There will be three to four employees at any given time and they will be open from 10 a.m. to 6 p.m. each day.

The zoning code allows this use as a special use only in the C-1 District and is subject to conditions. Those conditions include that the full width of the storefront is devoted to retail up to 25 feet in depth. Also, the use could not be located within 600 feet of any other children’s indoor recreation use fronting the same street. The other children’s indoor recreation use is Waterlemon and it is located 380 feet away. However, they are located on La Grange Road and not on Calendar. This special use therefore meets both requirements.

Ms. Fawell then showed the applicant’s floor plan on the overhead. The proposed use will occupy roughly two-thirds of the first floor. There is a basement, a portion of an upper level, and the former kitchen of the restaurant that will be used for storage. The retail area is located in the front and is approximately 1,180 square feet. It will have candies, desserts, and toys. There will be a dessert bar with shaved ice located across from the play area that will have some tables located between the two areas.

Staff found the proposed use with the retail at the front of the store is in line with the Comprehensive Plan’s recommendations for the central business district. There are no adverse effects to the surrounding properties however, because of the higher likelihood of noise with the proposed use and consistent with similar past approvals, staff is suggesting a condition more stringent La Grange’s ordinance for noise to ensure no noise issues arise. This would conclude staff’s presentation.

Chairman Paice asked if any of the Commissioners had any questions for staff. Commissioner Schwartz asked if the restriction for private parties is a key factor for the proposal.

Ms. Fawell said yes and no. Waterlemon did offer private parties and that is one of the reasons they had certain conditions placed on their special use. They are located on La Grange Road so pick up and drop off was a concern, which is different here. Staff also wanted to make sure that the retail area remained open to the public during those party sessions. Maintaining the retail area open to the public is integral to the proposed use contributing to the area’s retail environment.

Chairman Paice asked how is a private party is different than ten kids coming in and having a birthday party.

Ms. Fawell stated the kids would have to be supervised by adults or parents. It does guarantee if they are not having private parties offered then they won’t shut down portions of the use to other users. It will always be open to the public.

Chairman Paice asked if they have any other locations of Uppers Land.

Ms. Fawell said this would be their first.

Commissioner Wentink asked if there was any discussion regarding signage.

Ms. Fawell stated they do not have a sign permit application at this time so they will have to meet the code.

Chairman Paice said the Thipi Thai had a unique façade or ornamentation. He asked if that would be changing.

Ms. Fawell stated the applicant does not have intentions to change it at this time.

Commissioner Hoffenberg asked if the 600-foot requirement was satisfied because they are crossing over La Grange Road.

Ms. Fawell said it was satisfied because they are on two different streets.

Chairman Paice asked if there were any further questions from the Commission for staff.

None responded. He then asked if the applicant wanted to come up and make a presentation.

Applicant Presentation

Amanda Zhao, business partner and representative of the applicant, stated they have a local business and they want to start a new type of business. She has a young son and he has a lot of play dates at indoor kid’s playgrounds. It is a great time for the kids to get together and be able to play. Most of the playground areas are not close by, so she felt this would be a benefit to the community to have one locally. Ms. Yang who will be doing the desserts does have experience with sales because she used to have an ice cream store in Naperville.

Chairman Paice asked if serving the desserts was classified differently.

Charity Jones, Community Development Director, said eating establishments fall in the retail category as the larger group of uses within the commercial districts. Waterlemon was a little different because their entire dining area would have been closed for private party rentals. This is different because they are not doing that piece. Uppers Land will have the retail upfront and the dessert bar so they are both considered retail. Commissioner Egan asked if the dessert bar would be open to the public or just for the people there using the recreation.

Mrs. Zhao stated it would be open to the public.

Commissioner O’Connor asked how much of a percentage of the business revenue do they project will be derived from the play activities versus the retail side.

Mrs. Zhao said it would be 50/50.

Commissioner Wentink asked how many employees do they intend to have.

Mrs. Zhao stated three to four.

Chairman Paice said he had seen in the Patch that they are planning on opening in March.

Mrs. Zhao stated yes, that is the goal.

Commissioner Hoffenberg asked how many kids they thought they would have if they were full.

Mrs. Zhao said roughly about 20 kids. With the bouncy house there is a maximum weight so they could not have more than 20 kids.

Commissioner Wentink asked when the kids come in do they pay for a certain amount of time or admittance.

Mrs. Zhao stated they would play as long as they wanted.

Chairman Paice asked if there were any further questions from the Commission for the applicant. None responded. He then asked if there was anyone in the audience who wanted to speak in regard to this public hearing.

Public Comment

None responded.

Plan Commission Discussion

Chairman Paice asked if any of the Commissioners had any further comments.

Commissioner Wentink said the description is in conformance with the requirements for the special use. The concerns for the use of this type are access and parking. The packet addresses those concerns stating they are conveniently located near the Ashland lot and they are not located on La Grange Road.

Commissioner Schwartz stated he agrees. Also, the hours of operation end when the peak time for restaurants starts, which is ideal. If a restaurant were to go in the same location, parking would be more of an issue. He feels like it is a good use for the spot. 

Chairman Paice said with any Village you need certain components. There are plenty of restaurants and offices. There are a couple of experimental type stores or events and this is one more activity that fits in. It is good for the kids and the families will love it. He did look through all the standards for a special use and did not see any concerns. He asked if any of the Commissioners had any concerns about the standards for the special use.

All the Commissioners agreed that there were no concerns.

Commissioner Hoffenberg asked if the Commissioners agreed with having a condition for no private events or have conditions for if there are private events in the future. He is not sure if they want to restrict them if this is successful and they want to have private events.

Ms. Fawell stated with a use like this, the request also contains site plan approval for the floor plan. If there are any significant changes to the floor plan that they see today, it would need to come back for an amendment.

Mrs. Jones said if they wanted to do a private event in a way that would reduce the required retail less than what the code minimum is then it would require a site plan amendment. A private event would be when is the facility is closed to the public and only operating for the purposes solely for that private event. A recommendation can be discussed and potential conditions put in the special use permit now if they want private events in the future. Or a recommendation can be made that if they want to have private events in the future it would require an amendment to the special use permit.

Commissioner Wentink asked what concerns could arise from having a private event.

Mrs. Jones stated some of the considerations could be traffic. With the other previously approved special use on La Grange Road there was also a safety, but it is different for this site. Other considerations would be the total capacity of the space, use of the space, reconfiguring an area that is normally retail or non-retail, and just the use itself. There is the risk of becoming a private event venue rather than something that was supposed to be available to the public as an entertainment option. This is why Waterlemon has limitations on their private event rental which limits the amount of time they could use it for a private event and it requires that the retail area remain open to the public.

Chairman Paice said that based on that he would lean toward restricting the number of private events.

Commissioner Schwartz stated he does not see what the issue would be with having 20 kids coming for a birthday party.

Mrs. Jones said 20 kids coming for general play are all going to arrive at different times and not all leave at once. They will not be carrying gifts and the parents are not going to be dropping them off. There are different kinds of operational and off-site considerations with event venues rather than places that are open to the general public. There may be different use implications.

All Commissioners agreed on allowing private events once a week with a condition if the applicant wants more they would have to apply for an amendment.

Chairman Paice asked if there was any concern about noise.

Mrs. Jones stated the noise condition is slightly stricter than the general noise provision.

The code ordinance limits noise that is audible from 30 feet from its origin point. Since these buildings are right next to each other staff added some additional language that inside the adjacent building it shouldn’t be audible regardless of whether it is 30 feet.

All Commissioners agreed with this condition.

Chairman Paice asked if there were any further questions or comments from the Commission. None responded. He then called for a motion for a recommendation.

Plan Commission Recommendation

Commissioner Schwartz made a motion, seconded by Commissioner O’Connor to recommend to the President and Board of Trustees approval of Case #276 – request for a special use permit to operate a children’s indoor recreation at 25 W. Calendar Avenue with the following conditions:

1. The operation of the children’s indoor recreation facility must not cause or allow the emission of sound in such a manner to be plainly audible for a continuous period of one minute or more within any building not located on the subject property and must comply with the Noise Control provisions of the La Grange Code of Ordinances.

2. One private event can be held per week.

A roll call vote was taken:

Ayes: Schwartz, O’Connor, Egan, Wentink, Hoffenberg, Paice

Nays: None

Motion passed

IV. GENERAL DISCUSSION

Chen Yang asked if, during the summertime, they could expand the hours of operation for the ice cream shop to 8:30 p.m. or 9 p.m. Most people like to get ice cream after dinner during the summer. She does not feel they will need that much parking because most people will be getting the ice cream and then leaving.

Commissioner Paice noted that the Commission had already voted and asked staff for direction on how to best address the Applicant’s request.

Mrs. Jones said the Commission did vote already. The conditions that were placed by staff and the added condition by the Commission do not include conditions regulating hours of operation. The traffic analysis that is included in the packet talks about how the total traffic volume for this use, regardless of hours, is less than what would have been that generated by a restaurant, which was the former occupant of this space. In total, regardless of the hours of operation, there was a net decrease in demand for parking. If the additional hours in the summer change or impact any of the Commissioners’ findings and recommendations made during the hearing, staff can further advise. However, if the Applicant’s comments do not change any of their findings or any votes, no further action is needed.

Commissioner Schwartz stated it would not change his vote.

All Commissioners agreed.

Chairman Paice asked if there were any further comments.

Ms. Fawell said there is a La Grange Forward Comprehensive Plan workshop scheduled January 16, 2024, at 6:30 p.m. Staff will be sending out materials in preparation for the meeting.

Mrs. Jones stated the Village Board did approve the package of approvals for Chase Bank. The Theatre is planning on beginning their demolition in advance of their addition. McDonald’s is also in for a permit at this time.

V. PUBLIC COMMENTS

None

VI. ADJOURNMENT

Chairman Paice called for a motion to adjourn the meeting.

Commissioner Egan made a motion, seconded by Commissioner Wentink to adjourn the meeting at 7:36 p.m. A voice vote was taken:

Ayes: All

Nays: None

Motion passed

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