2019-08-19 - Ordinance 2019-043 - AMENDING THE COMPREHENSIVE ZONING ORDINANCE AND APPROVING A SPECIAL USE FOR A BUSINESS PLANNED DEVELOPMENT WITH HEALTH CLUB GREATER THAN 10,000 SQUARE FEET IN AREA - Cambridge Commons Shopping Center, 15-45 E Dundee Road ORDINANCE NO. 2019 - 043
AN ORDINANCE AMENDING THE COMPREHENSIVE ZONING ORDINANCE AND
APPROVING A SPECIAL USE FOR A BUSINESS PLANNED DEVELOPMENT WITH
HEALTH CLUB GREATER THAN 10,000 SQUARE FEET IN AREA
Cambridge Commons Shopping Center
15-45 E Dundee Road, Buffalo Grove, IL
WHEREAS, the Village of Buffalo Grove is a Home Rule Unit by virtue of the Illinois
Constitution of 1970; and,
WHEREAS, the real property ("Property") is currently zoned B2 and is commonly
known as 15-45 E Dundee Road, Buffalo Grove IL (Cambridge Commons Shopping
Center); and,
WHEREAS, Svigos Asset Management, Inc. ("Petitioner') is proposing to make
improvements and modifications to the Property, including a new Health Club that will
occupy approximately 35,000 square feet of the existing building ("Project"); and,
WHERAS, the Petitioner has applied to the Village for approval of: (1) a rezoning to
B3 Planned Business Center District; (2) a special use for a Planned Unit Development; (3)
approval to allow for a Health Club greater than 10,000 square feet in area as part of the
Planned Unit Development request; and (4) a Preliminary Plan; and,
WHEREAS, the Planning & Zoning Commission held a public hearing on the
Petitioner's application on July 17, 2019 and August 5, 2019, at which it received testimony
on the requests; and,
WHEREAS, the Planning & Zoning Commission, at the conclusion of the public
hearings, made certain findings and a recommendation to the Corporate Authorities of the
Village of Buffalo Grove that they approve the requests, and it prepared minutes of the
public hearing, attached as Exhibit B; and
WHEREAS, the Corporate Authorities of the Village of Buffalo Grove hereby
determine and find that the requested rezoning is in the public interest; and,
WHEREAS, the Corporate Authorities of the Village of Buffalo Grove hereby
determine and find that the requested special use for a Planned Development, including a
35,000 square foot Health Club, are authorized by Section 17.28.040 and 17.28.050 of the
Buffalo Grove Municipal Code; and,
WHEREAS, the Project shall be constructed in accordance with and pursuant to the
2
following exhibits:
EXHIBIT A Plan Set
EXHIBIT B Minutes from the July 17, 2019 and August 5, 2019 Planning & Zoning
Commission meetings
NOW, THEREFORE, BE IT ORDAINED BY THE PRESIDENT AND BOARD OF
TRUSTEES OF THE VILLAGE OF BUFFALO GROVE, COOK AND LAKE COUNTIES,
ILLINOIS:
Section 1. This Ordinance is made pursuant to and in accordance with the Village's
Zoning Ordinance and the Village's Home Rule powers. The preceding whereas clauses
are hereby made a part of this Ordinance.
Section 2. The Corporate Authorities hereby grant approval of this Ordinance re-
zoning the Property to B3 Planned Business District and a Special Use for a Planned
Development with a Health Club to be 35,000 square feet in area.
Section 3. This Ordinance re-zoning the Property to B3 Planned Business District
and a Special Use for a Planned Development including a 35,000 square foot Health Club
and approval of a Preliminary Plan shall be subject to the following conditions:
1. The development shall be developed in substantial conformance to the plans
attached as Exhibit A.
2. The petitioner and 24 Hour Fitness develop a plan to ensure that parking during the
overnight hours is encouraged in the north parking lot area to minimize impacts on
the adjacent residential development to the east in a manner acceptable to the
Village. This can include signage and educational materials to clients.
3. Prior to the issuance of a building permit, the existing vehicle storage shall cease. In
the future, no offsite vehicle storage shall be permitted.
4. The approval of the health club shall solely be granted to 24 Hour Fitness. Any
change to the fitness user shall require the approval of the Village.
5. Future permitted and special uses on the property shall comply with the B3 Planned
Business Center District.
6. A photometric plan for parking lot lighting shall be provided in a manner acceptable
to the Village.
7. The existing landscaping along the eastern and southern portions of the property
shall be improved in a manner acceptable to the Village.
Section 4. This Ordinance shall be in full force and effect from and after its passage,
3
and approval. This Ordinance shall not be codified.
AYES: 6 — Stein, Ottenheimer, Weidenfeld, Johnson, Smith, Pike
NAYES: 0 - None
ABSENT: 0 - None
PASSED: August 19, 2019.
APPROVED: August 19, 2019.
APPROVED:
Beverly S an, Village President
ATTEST:
Jane- n, �1il'lage Clerk
4
EXHIBIT A
Plan Set
Cambridge Commons Shopping Center
15-45 E Dundee Road, Buffalo Grove, IL
A
SV1 SSvigos Asset Management
Property Development & Asset Management
INC,
Village of Buffalo Grove June 4, 2019
Community Development
Attn: Chris Stilling
50 Raupp Blvd
Buffalo Grove, IL 60089
Cambridge Commons Zoning Change Request
Applicant is requesting a zoning change from B2 - Business District,
General Retail to B3 - Planned Business Center District.
Cambridge Commons ("Cambridge") consists of a 48,284 s/f building on a 4.642
acre lot at the southeast corner of Buffalo Grove Road and Dundee Road.
Cambridge was constructed in the 1960's originally as a Kohl's Foodstore and
subsequently anchored by Dominicks Finer Foods in later years. During the
early 2000's, Dominicks relocated from Cambridge Commons across the street to
770 S. Buffalo Grove, Road as part of an economic incentive package offered by
the Village of Buffalo Grove. Dominicks did not give up the lease of their former
location at 45 E. Dundee. To prevent a competitor from moving in to Dominicks
former location they left the premises vacant for years and eventually sublet their
space to a low traffic regional shoe retailer, Rogan Shoes.
Cambridge has suffered from inconsistent tenancy and low traffic, making it
historically difficult to attract quality tenants. Upon Dominicks' lease expiration in
2013, Svigos began redevelopment plans for Cambridge to include Fresh Farms
International Market. During the entitlement process Dominicks Finer Foods
announced the closure of all 72 Chicagoland locations on December 28, 2013.
The grocery store landscape drastically changed and Fresh Farms International
Market paused their development of Cambridge. When all the viable Dominicks
locations had been absorbed, Fresh Farms International Market unsuccessfully
attempted to re-start the Cambridge Commons development.
The center has been vacant since 2013 except for a 2,000 square foot dentist.
We have been unable to attract any new credit worthy tenants without a traffic
generating anchor. Despite countless showings we have been unable to obtain
any realistic tenant offers except for vape shops, building supply recyclers, laser
tag, thrift stores, and indoor soccer users. Unfortunately, these users could not
offer to pay enough rent to cover the center's real estate taxes. The center
needs an anchor tenant which drives traffic to the smaller tenants to be viable.
We are excited to have 24 Hour Fitness as a tenant at Cambridge Commons. 24
Hour Fitness is a high-quality California based health club with 400 nationwide
1 W.Dundee•Suite 200.Buffalo Grove•IL. 60089.t(847)735—0656.f(847)735—8060.www.svigos.com
locations and opening several more locations in the Chicagoland area. We are
requesting that the Village of Buffalo Grove grant a zoning change from B2
Business District General Retail to B3 Planned Business Center District to
accommodate a fitness user at 45 E. Dundee Rd premises. The retail landscape
has drastically changed in the last five years. The number of retailers that
require large spaces have dwindled with the bankruptcy of Sears, Kmart, Carson
Pierre Scott, Toys R Us, Babys R Us, Gymboree, HH Gregg, Dominicks Finer
Foods, Treasure Island Foods, several Joe Caputos & Sons locations, and
numerous others. More brands have recently sought bankruptcy protection due
to the changing retail landscape making it unlikely they will open any new
locations in the near future — Mattress Firm, Brookstone, David's Bridal, Rockport
Group (shoes), Nine West, Claires Stores, Payless, Inc. Lastly, Moodys has
placed the following names on their bankruptcy watch list— J.C. Penney, Pier 1
Imports, Lord & Taylor, Neiman Marcus, Toms Shoes, and J. Crew. Vacancy
rates of medium to large box retail spaces will continue to increase with the
ongoing popularity of e-tailors such as Amazon and the continued dominance of
giant retailers such as Costco, Target, and Walmart. Demand for brick and
mortar shopping centers is forecasted to continue its decline. We believe that
fitness users may be the only viable option for Cambridge. Medium to large retail
spaces will be dominated entertainment-based concepts (sky diving, gun ranges,
indoor go-carts, swim schools) as well as health and fitness.
The agreement with 24 Hour Fitness requires significant renovation of the entire
shopping center costing approximately $4,000,000 -/+. As part of the 24-Hour
Fitness lease agreement the following exterior items will be renovated:
1. New facade/canopy over the West and North Facing Storefront. The
existing wood cladding will be re-cladded to resemble the provided renderings
using an aluminum panel system or a James Hardie cement board system.
These products can be narrowed down upon the completion of full architectural
and or structural plans for the center. The building's structure will dictate the
weight and determine which systems we can use.
2. The Corner Retail Space will receive an enlarged patio outdoor caf6 area
to encourage a food user on the premises. The corner retail space will also
receive a new architectural feature that will attract shoppers and highlight the
retail spaces on the Center's west end.
3. 24 Hour Fitness' space at 45 E. Dundee will receive dual pane insulated
glass on their storefront with a new center entrance. The arched barrel roof facia
will be updated to compliment the Center's new appearance and materials.
4. 24 Hour Fitness will receive a new white or gray colored roof over their
entire space including the barrel section.
5. The Center's landscaping will be updated and supplemented with new
plantings throughout. Additionally, landscaping will be cut into the
sidewalks in front of the retail spaces. We had originally showed planters
but we have been advised to build the beds into the actual ground to
better ensure the plants' survival. Cutting the concrete and digging down
1 W.Dundee•Suite 200.Buffalo Grove•IL. 60089.t(847)735—0656.f(847)735—8060.www.svigos.com
is a costlier approach but will ensure the Center's beautifications will be
long lasting.
6. 45 E. Dundee will receive new thermo-pane storefront glass and a new
center entrance.
7. The Center will receive a new Monument sign in a new location on the
corner of the property
8. The parking lot will be completely seal coated and re-striped as well as
repaired with pavement replacement as needed
9. The concrete walkway in front of storefronts will be enlarged to provide
more room and a more comfortable experience for the customers.
10.The parking lot lights will receive LED retrofit bulbs and we will add
additional lighting if needed.
11.In addition to the exterior renovations 24 Hour Fitness and Svigos will be
performing a complete gut-rehab of 45 E. Dundee to include the typical
features of an A-Class health club including a pool and half basketball
court.
Svigos Development will be renovating and reinventing Cambridge Commons
Shopping Center. The addition of 24 Hour Fitness along with the Center's
improvements will put Cambridge Commons in the best position to attract retail
tax generating retailers on the west shops. We look forward to revitalizing the
Center for long term growth and success.
1 W.Dundee•Suite 200.Buffalo Grove•IL. 60089.t(847)735—0656.f(847)735—8060.www.svigos.com
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oj=lTnEss� Susan P.Myers
Sr.Director,Real Estate
Development/Management&Counsel
12647 Alcosta Blvd.,Suite 500
San Ramon,CA 94583
T 925.543.3374
smyers@24hourfit.com
VIA EMAIL
March 13, 2019
Christopher Stilling, AlCP
Director of Community Development
Village of Buffalo Grove
50 Raupp Blvd.
Buffalo Grove IL 60089
Re: 24 Hour Fitness—Buffalo Grove IL/
Cambridge Commons,45 East Dundee Road, Buffalo Grove, IL 60089
Dear Mr. Stilling:
We wanted to take this opportunity to provide some background and company overview information on 24
Hour Fitness. 24 Hour Fitness is headquartered in San Ramon, California. 24 Hour Fitness is a➢eading health
club industry pioneer, serving 4 million members across the U.S. We are dedicated to improving lives by
making fitness accessible and rewarding to everyone. Each of our more than 430 Clubs features a fun and
dynamic environment inspired by the latest trends and driven by the highest standards. Through convenient
Club hours and locations, personal training services,challenging group exercise classes and a variety of
strength, cardio and functional training equipment, we help our members succeed at achieving their individual
fitness goals.
Since our founding in 1983, we have changed the lives of 12 million people. Our core Customers include
members of all fitness levels and abilities, and represent the most attractive demographic segments in the
country(Age: 18+(median age is 37); Median household income: $75K and Lip;Gender. 50150
male/female), By delivering a stellar workout experience and creating a strong sense of community, we
inspire an average of 3-5 visits per mernber each week. Most of our clubs are open 24 hours per day,enabling
members to visit before or after work,or even after their families are in bed, instead of during traditional retail
hours. We are proud to offer the latest,top-quality training equipment, high-end group exercise rooms, spotless
locker roorns areas and size between 28,000 to 42,000 square feet of premium workout space, which is
continuously maintained and upgraded. Truly best in class, our clubs provide amenities Such as dedicated
cycle and personal training areas, basketball courts, indoor and/or outdoor lap pools,whirlpools, stearn rooms,
saunas, racquetballs courts and pro shops.
Our company is very excited to be entering the Chicago market. We are thrilled to have signed a lease with the
Svigos Asset Management and we look forward to being part the redevelopment at Cambridge Commons-45
East Dundee Road in Buffalo Grove IL.
We appreciate your time and consideration. Please let us know of any questions. Thank You.
Sincerely,
24 HO R FITNESS USA, INC.
Susan Myers, Esq., on behalf r 24 Hour Fitness
cc: Raymond Dewhirst(via ernail)
David Self(via ernail)
12647 Alcosta Blvd.,Suite 500,San Ramon,CA 94583 1 www.24h,ourfitness.com
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Criterial for Special Use 07.28.040)
A. All special uses shall meet the following criteria:
1. The special use will serve the public convenience at the location of the subject property;
or the establishment, maintenance or operation of the special use will not be detrimental
to or endanger the public health, safety, morals, comfort, or general welfare;
The Cambridge Commons Shopping Center is improved with a 48,000 square foot building
and is the site of a former Dominick's store which has remained mostly vacant and
unproductive since 2013 with the exception of a dentist's office. The proposed 24 Hour
Fitness facility, which will occupy approximately 35,000 square feet, will provide a new
facade, landscaping, signage, upgraded parking, and a new roof, and will revitalize the
property by providing an A class health club with a swimming pool and a half basketball
court, as well as providing an anchor which will attract retail uses for the balance of the
center. This significant redevelopment of the property will serve the public convenience,
and the establishment and operation of the special use will not be detrimental to or endanger
the public health, safety, morals, comfort, or general welfare.
2. The location and size of the special use, the nature and intensity ofthe operation involved
in or conducted in connection with said special use, the size of the subject property in
relation to such special use, and the location ofthe site with respect to streets giving access
to it shall be such that it will be in harmony with the appropriate, orderly development of
the district in which it is located;
As indicated in the Traffic and Parking Study prepared for the project by Gewalt Hamilton
Associates, Inc., the subject property is well located at the signalized intersection of
Dundee and Buffalo Grove Roads, providing left turn lanes in all directions, as well as
westbound and southbound right turn lanes. The Study concludes that the development is
anticipated to have minimal effect on the operation of the area roadway network, and that
the existing site access driveways are adequate to accommodate the proposed site traffic.
The Study further concludes that the proposed parking supply is adequate to accommodate
the anticipated parking demand of the proposed mixed uses. As such,the location and size
of the special use, the nature and intensity of the operation involved in or conducted in
connection with said special use, the size of the subject property in relation to such special
use, and the location of the site with respect to streets giving access to it, are such that it
will be in harmony with the appropriate, orderly development of the district in which the
property is located.
3. The special use will not be injurious to the use and enjoyment of other property in the
immediate vicinity ofthe subjectproperty for the purposes already permitted in such zoning
district, nor substantially diminish and impair other property valuations with the
neighborhood;
In addition to the foregoing responses regarding the adequacy of the site with respect to
traffic and parking, the Study also commented favorably on Applicant's proposal to dim
the lights within the eastern parking lot after 10:00 pm, in order to minimize the impact of
light on adjacent residents. The Study also concluded that parking demand for the proposed
24-Hour Fitness use is anticipated to be minimal during off peak hours (9:00 pm to 5:00
am), and is anticipated to be readily accommodated within the parking field directly to the
north of the building. As such,the special use will not be injurious to the use and enjoyment
of other property in the immediate vicinity of the subject property for the purposes already
permitted in the zoning district, nor substantially diminish and impair other property
valuations with the neighborhood.
4. The nature, location and size ofthe buildings or structures involved with the establishment
of the special use will not impede, substantially hinder or discourage the development and
use of adjacent land and buildings in accord with the zoning district within which they lie;
Given the reuse of the existing building, the nature, location, and size of the building
involved with the establishment of the special use will not impede, substantially hinder or
discourage the development and use of adjacent land and buildings in accord with the
zoning district within which it lies.
S. Adequate utilities, access roads, drainage, and/or other necessary facilities have been or
will be provided;
The existing improvements on the property are already served by adequate utilities, access
roads, drainage, and any other necessary facilities, all of which will continue to be
provided.
6. Parking areas shall be of adequate size for the particular special use, which areas shall be
properly located and suitably screened from adjoining residential uses, and the entrance
and exit driveways to and from these parking areas shall be designed so as to prevent
traffic hazards, eliminate nuisance and minimize traffic congestion in the public streets.
As concluded in the Traffic and Parking Study, the parking areas are of adequate size for
the proposed special use, and as shown on the site plan, are properly located and suitably
screened from adjoining residential uses. As concluded by the Study,the driveways to and
from the parking areas are adequate to serve the proposed uses and are designed so as to
prevent traffic hazards, eliminate nuisance and minimize traffic congestion in the public
streets.
B. The special use shall in all other respects conform to the applicable regulations of the
zoning district in which it is located, except as such regulations may be varied.
Notwithstanding the foregoing, business planned unit developments shall conform with
Section 17.44.040(D) unless varied.
Applicant is proposing that the subject property be rezoned from B2 to B3, Planned
Business District, which would accommodate the proposed fitness center by the granting
of a special use for planned development to allow a fitness use greater than 10,000 square
feet. If approved, the special use would in all other respects conform to the applicable
regulations of the B3 district, and would conform with the regulations of Section
17.44.04(D)regarding planned unit developments.
Planned Unit Development 0 7.28.050)
D. General Standards:
1. All planned unit developments shall meet the following general standards:
a. Have the minimum areas as set forth in Section 17.16.060.
The subject property, along with adjacent properties which are zoned B3, exceed the
5-acre minimum requirement for a planned unit development in the B-3 District.
b. The uses permitted in such development are not of such a nature or so located as to
exercise an undue detrimental influence or effect upon the surrounding neighborhood;
The uses permitted in the development will consist of a health/fitness facility in excess
of 10,000 square feet and compatible retail uses, all of which will be compatible with
the prior use of the property for retail and compatible surrounding commercial uses.
c. The plan effectively treats the developmental possibilities of the subject property,
making appropriate provisions for the preservation ofstreams, wooded areas, scenic
views,floodplain areas, and similar physical features;
As a previously developed site, which does not include any streams, wooded areas,
scenic views, floodplain areas, or similar physical features, all of which are not
applicable to this site.
d. All requirements pertaining to commercial, residential, institutional or other uses
established in the planned unit development conform to the requirements for each
individual classification as established elsewhere in this Title, except as may be
specifically varied for the proper planning of the planned unit development;
Upon the granting of the requested special use permit, which would allow a fitness
facility in excess of 10,000 square feet, all of the proposed uses, including additional
compatible retail uses which are contemplated for the balance of the development,will
conform to the requirements of the B-3 District.
e. The Planning and Zoning Commission shall determine that the area and width of the
lot shall be sufficient for the proposed use, and that the development of the property in
the proposed manner creates no outlots which will be difficult to develop in an
appropriate manner.
The Traffic and Parking Study provided by Applicant, concludes that the area and size
of the property and the existing and contemplated improvements thereon have been
designed so that all traffic and parking will be appropriately accommodated. The
proposed development will create no outlots. Accordingly, the area and width of the
lot is sufficient for the proposed use.
07/17/2019
07/17/2019
MINUTES OF THE REGULAR MEETING OF THE PLANNING AND ZONING COMMISSION OF THE
VILLAGE OF BUFFALO GROVE HELD IN THE COUNCIL CHAMBERS, 50 RAUPP BOULEVARD,
BUFFALO GROVE, ILLINOIS ON WEDNESDAY, JULY 17, 2019
Call to Order
The meeting was called to order at 7:33 PM by Chairman Frank Cesario
Public Hearings/Items For Consideration
1. Consider Approval of a Rezoning to B3 Planned Business Center District; a Special Use
for a Planned Unit Development; Approval to Allow for a Health Club Greater Than
10,000 Square Feet in Area as Part of the Planned Unit Development Request; and a
Preliminary Plan for the Property at 15-45 E Dundee Road, Buffalo Grove IL(Cambridge
Commons Shopping Center) (Trustee Weidenfeld) (Staff Contact: Chris Stilling)
Lawrence Freeman, Nick Vittore, Kenneth Demuth, Ray Dunhurst and Lynn Means were
sworn in.
Mr. Freeman discussed the proposal for the 24 hour fitness center at 15-45 E. Dundee
Road otherwise known as the Cambridge Commons Shopping Center. Mr. Freeman
explained they are request three things:(1)a rezoning to B3 Planned Business Center
Development,(2)a special use for a Planned Unit Development,(3)approval to allow for
a Health Club greater than 10,000 square feet in area as part of the Planned Unit
Development request.
Mr. Vittore explained his role in the development of the Cambridge Commons Shopping
Center and provided a brief history of the property itself, as well as the proposed
renovations.
07/17/2019
Mr. Demuth discussed the site plan and elevations for the 24 hour fitness as well as the
Cambridge Commons Shopping Center. The proposed changes include the removal of the
wood finish and replacement with a combination of cladding and wood grain finishes,
however, the east and west elevation of the building would remain the same.A new roof
would also be installed.
Mr. Demuth explained the new dimensions of the proposed freestanding sign, which is
proposed to be smaller in height and setback further than the existing sign, all permitted
within the current building code.Additionally, Mr. Demuth discussed the parking lot lines
and the proposal to change the direction of the parking spots to help reduce any light
pollution as well as their ideas on how to mitigate the light from the light poles and
centering it so it does not spill over into the residential areas nearby.All materials are
solid and contemporary
Ms. Means discussed the traffic study performed at the site. The traffic study showed
little to no impact on the adjacent properties to the development. In fact, the site will
have less traffic than the former usage. Ms. Means continued to explain the flow of
traffic and the minimal traffic the development will have overnight and commented that
the lot has more than enough parking, more than required by Village code.
Com. Moodhe thanked them for taking into consideration the lighting and the parking.
Com. Moodhe suggested they look into LED lighting to minimize the light pollution, but
would be an added expense. He commented that he is happy to see an improvement to
the area and suggested the developers look at the demographics of the area to get a
better feel for the tenants they should attract to the new development.
Mr. Vittore explained to Com. Moodhe that the neighbors of the development would be
a key component to the redevelopment.
Com.Au asked the developer where employees would park. Com.Au expressed concern
over the safety of the employees and parking in a dark area of the lot.
Mr. Vittore said the employees would park in the south east corner. He noted that there
are only 5 employees and their safety is a priority. He suggested that the employees who
work the overnight shift may need to move their cars closer to the building.
Com. Cesario brought to attention the email that was produced by a concerned resident
and discussed the concerns mentioned in the email.
Mr. Vittore reiterated their plans to reduce light pollution by reconfiguring the parking
lot lines and their plans for monitoring overnight parking. They will have a contract with
a towing company and have the employees monitor any cars that may be parked too
long.
Com. Cesario commented on the lot changes and the landscaping of the property, which
were both a point of concern in the email to Staff and the Planning and Zoning
Commissioners.
Mr. Vittore explained the addition of the sidewalk to promote a walkable and welcoming
feel to the development. He noted that the current landscaping is a little over grown and
is looking to improve the landscape by pruning the trees and bushes as well as adding a
few trees;they do not intend to remove any landscaping. Mr. Vittore commented that
the owners of 24 Hour Fitness are committed to the upkeep, not only of their building,
07/17/2019
but of the property as well. Mr. Vittore sees no issues working together with the tenants
and or the neighbors on the upkeep of the landscape.
Com. Cesario continued to read the list of questions and concerns from the email, and
asked the developers about any issues they know of regarding water drainage and
flooding as it relates to the property and the development. Com. Cesario noted that
there is a pond/body of water near the property and asked if they knew who owned the
pond.
Mr. Vittore answered that he believes the pond/body of water is the property of the Park
District and is unaware of any water drainage or flooding as it relates to the current
development.As far as the new development goes, they do not intend to add any
additional non-permeable surfaces that could possibly cause any flooding.
Com. Goldspiel discussed the proposed lighting on the property and the subsequent light
pollution that may come from the lighting.
Mr. Vittore commented on LED lights, and how they are harder to contain. He mentioned
that he spends a lot of time at the property observing the lights as they are now;it is not
in their plans to add any additional light poles to the parking lot. He reassured the
Commissioners and those in attendance, that the light pollution continues to be a
priority and they have been working on creative ways to contain the lights such as
different boxes.
Com. Goldspiel asked about the property line and who is responsible for what when it
comes to the landscape on the east side of the development.
Mr. Vittore said the property line is in front of the fence and that they(the owners of the
development)are responsible for the trees.
Com. Weinstein asked them to bring up the parking lot plans again and reviewed the
proposed changes to the direction of the parking lot line with the developers and the
commissioners.
Mr. Vittore discussed the traffic study that Ms. Means and her team conducted as it
relates to the proposed parking lot line changes.
Com. Goldspiel suggested the development team do a light study on the existing lighting
at night.
Com. Cesario reiterated the proposal by the petitioner, they are asking for B3 use of
health club greater than 10,000 sq feet and approval of the preliminary plans.
Com. Cesario entered the Staff Report as Exhibit One
Com Cesario entered the email referenced throughout the meeting as Exhibit Two.
Frank Sears(50 Lake Blvd, Buffalo Grove), resident at Cambridge on the Lakes was sworn
in
Mr. Sears explained the position of the apartment building to the subject property. Mr.
Sears expressed his concerns and the importance of the landscaping, signage, lighting
and the poles, is to the residents that neighbor the Cambridge Commons. He noted that-
historically- the landscape has never been cared for properly and hopes that the
developers and owners of the property remain true to their promise and askes staff to
monitor the landscape. Lastly, he suggested the employee's park in the South West
corner so it does not disrupt the residents.
07/17/2019
Mr. Sears continued to speak about the landscape,specifically the trees. He commented
that during the summer the trees provide coverage from light, however during the
winter, the trees don't have leaves and will no longer provide coverage.
Com. Moodhe verified with the developers that the proposed signage is smaller and
setback further than the current signage.
Mr. Freeman answered yes. The proposed freestanding sign will be small and setback
further than the current sign.
Florin Coles and Chuck Freedman were sworn in.
Mr. Coles is a resident and the HOA President of Cambridge on the Lakes. Chuck
Freedman is a current resident and past President of Cambridge on the Lakes. Mr. Coles I
speaking as a resident and on behalf of the residents that reside at Cambridge on the
Lakes.
Mr. Freedman noted that the HOA redid the lights in the parking lot at Cambridge on the
Lake with the neighbors in mind and hopes the developers do the same. Mr. Freedman
commented on the drainage issues they have been experiencing due to the changing
weather patterns and asked staff to look into the mitigation of the lakes in that area.
Additionally, the tree line on the east is over grown and needs attention by both parties
to provide a solid light and sound barrier to the neighbors.
Mr. Coles thanked staff for distributing the email and the commissioners for asking the
questions, as well as the developers for providing answers. Mr. Coles asked for
clarification on a few items that were outlined in Exhibit Two. The first was in regards to
the light pollution. Mr. Coals asked if the owners/developers had a schedule in mind for
when the lights would be dimmed or turned off in the parking lot and or building on the
east side. The second was regarding the tree line. Mr. Coles said he is definitely in favor
of working together on the tree line, however, they expect maintenance of the trees.
Mr. Vittore answered that they do not have a schedule for the dimming of the lights yet,
however, they believe this will be an easy problem to solve. In regards to the trees, he
understands that it needs some work. Mr. Vittore noted that the tenants of 24 Hour
Fitness will be very concerned about the site being a presentable center for their
business.
Com.Au asked staff if they could look into the drainage of the pond/lake near the two
properties.
Deputy Village Manager Chris Stilling said he will speak with the Public Works
Department and the Park District about the drainage in that area. Mr. Stilling noted that
the hearing for the proposed development will continue into the next meeting.
Com. Weinstein made motion to continue the public hearing to the next regular
scheduled Planning and Zoning meeting at 7:30 on August 7, 2019 located at Village
Hall.
Com. Moodhe seconded the motion.
07/17/2019
RESULT: TABLED [UNANIMOUS]
AYES: Moodhe, Cesario, Goldspiel, Weinstein,Au, Richards
ABSENT: Matthew Cohn, Zill Khan
Regular Meeting
Public Comments and Questions
None
Adjournment
The meeting was adjourned at 9:10 PM
Chris Stilling
APPROVED BY ME THIS 17th DAY OF July , 2019
08/7/2019
08/7/2019
MINUTES OF THE REGULAR MEETING OF THE PLANNING AND ZONING COMMISSION OF THE
VILLAGE OF BUFFALO GROVE HELD IN THE COUNCIL CHAMBERS, 50 RAUPP BOULEVARD,
BUFFALO GROVE, ILLINOIS ON WEDNESDAY,AUGUST 7, 2019
Call to Order
The meeting was called to order at 8:10 PM by Chairman Frank Cesario
Public Hearings/Items For Consideration
1. Consider Approval of a Rezoning to B3 Planned Business Center District; a Special Use
for a Planned Unit Development; Approval to Allow for a Health Club Greater Than
10,000 Square Feet in Area as Part of the Planned Unit Development Request; and a
Preliminary Plan for the Property at 15-45 E Dundee Road, Buffalo Grove IL(Cambridge
Commons Shopping Center) (Trustee Weidenfeld) (Staff Contact: Chris Stilling)
Lawrence Freedman, Ken Demuth and Nick Vittore were sworn in.
Mr. Freedman answered the questions that were brought up during the last public
hearing regarding the subject property including the expressed concerns over lighting,
drainage, and landscape. He noted that the plans have not changed since the last public
hearing.Additionally, the team accepts all of the Villages conditions.
Chairperson Cesario confirmed that the traffic flow on pg. 36 of the packet is the
proposed site plan with the intended flow of traffic.
Mr. Demuth confirmed that the parking flow on pg. 36 of the packet is the proposed site
plan with the intended flow of traffic.
Chairperson Cesario asked about the parking at night when some of the lights may be
turned off or dimmed. He asked how they will work to deter parking in those areas and
keep the unlit areas safe.
Mr. Vittore said they intended to phase the lighting from east to west to keep people
from parking closest to the residential areas. He noted that they worked with 24 hour
fitness staff about where staff should parking during night hours.
Com. Richards express safety concerns over the lights being turned off on the south east
side of the building.
Mr. Freedman said that there will still be security lights on the building so no safety
issues occur on that side of the building.
Mr. Vittore spoke to the directional lighting that their architects will be working on once
they move on and are granted approval. He is in agreement that there should be no dark
pockets where bad things can occur. Mr. Vittore also noted that he spoke with those at
Cambridge Commons and expressed their willingness to listen to their concerns over the
lighting and if at some point they wanted them on, they would listen.
Com.Au asked for a clarification on the direction of the parking flow that goes out to
Dundee Rd.
Mr. Freedman said they can take a look at the traffic that runs out to Dundee Rd.
08/7/2019
Com. Moodhe suggested their engineers look into different lighting technology for
dimming as well as the different studies they can provide at different levels of dimness.
Com. Moodhe asked about the far East exit as well and expressed concerns over the
traffic that occurs on Dundee Rd, and whether they were going to make that exit a right
in right out.
Staff noted that it is not currently a right in right out at that exit.
Com. Khan asked if there would be any more impervious surfaces that would change the
direction of water flow.
Mr. Freedman noted that they only changes are on the north side to the side walk.
However, they are only replacing what is existing. They are not changing the impervious
surfaces to the site.
Com. Cesario verified that the developers were okay with the seven conditions attached
to the staff recommendation.
Mr. Freedman said yes, they are okay with the seven conditions attached to the staff
recommendation.
Chairperson Cesario entered the Village Staff report as exhibit one.
Mr. Sears was sworn in.
Mr. Sears expressed his concern over the landscape and requested the Village require a
landscape plan from the developers.
Ms. Gulda, a resident of Cambridge on the Lakes, is in favor of the plan and looks
forward to the no longer driving past the empty lot. She believes it will add value to the
condos as well as the area.
Mr.Zenda, a resident of Cambridge on the Lakes, is fully supportive of the petitioner's
plans.
Mr. Freedman confirmed that they do have a landscape plan which is included in the
proposed site plan. Mr. Freedman said they would work with Cambridge on the Lakes to
coordinate and listen to their concerns.
The Public hearing closed at 9:06 PM.
Com Khan made a motion for the approval of(1)a rezoning to B3 Planned Business
Center District;(2)a special use for a Planned Unit Development;(3) approval to allow
for a Health Club greater than 10,000 square feet in area as part of the Planned Unit
Development request;and(4)a Preliminary Plan, subject to the following conditions:
1. The proposed development shall be developed in substantial conformance to theplans
attached as part of the petition.
2. The petitioner and 24 Hour Fitness develop a plan to ensure that parking during the
overnight hours is encouraged in the north parking lot area to minimize impacts on the
adjacent residential development to the east in a manner acceptable to the Village. This
can include signage and educational materials to clients.
3. Prior to the issuance of a building permit, the existing vehicle storage shall cease.In
the future, no offsite vehicle storage shall be permitted.
08/7/2019
4. The approval of the health club shall solely be granted to 24 Hour Fitness.Anychange
to the fitness user shall require the approval of the Village.
5. Future permitted and special uses on the property shall comply with the B3Planned
Business Center District.
6. A photometric plan for parking lot lighting shall be provided in a manner acceptable to
the Village.
7. The existing landscaping along the eastern and southern portions of the property shall
be improved in a manner acceptable to the Village.
Com. Moodhe seconded the motion.
Com.Au noted that she likes the improvements and likes that there are not a lot of code
changes.
Chairperson Cesario commented on the light ask of the commissioners and appreciates
the developers working within the rules.
Com. Richards appreciates the willingness to work with the homeowners at Cambridge
Commons.
Com. Moodhe is happy to see the improvements to that area and likes seeing plans for
increased sidewalks as they promote a friendly atmosphere.
RESULT: APPROVED [UNANIMOUS]
AYES: Moodhe, Cesario, Khan, Au, Richards
ABSENT: Matthew Cohn, Stephen Goldspiel, Mitchell Weinstein
Regular Meeting
Public Comments and Questions
Adjournment
The meeting was adjourned at 9:17 PM
Chris Stilling
APPROVED BY ME THIS 7th DAY OF August , 2019