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2013-10-02 - Plan Commission - Minutes Board or Commission: ❑ Plan commission Document Type: ❑A e g nda 0 Minutes Meeting ate: 10/02/2013 Type of Meeting: PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION October 2, 2013 EPIC Power & Conditioning, 1620 Barclay Boulevard, - Special Use for a recreation facility in the Industrial District Chairman Smith called the hearing to order at 7:30 a.m. in the Village Council Chambers, Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Chairman Smith read the Notice of Public Hearing as published in the Buffalo Grove Daily Herald, explained the procedure to be followed for the public hearing, and swore in all persons who wished to give testimony. Commissioners present: Chairman Smith Mr. Khan Mr. Stark Mr. Cohn Mr. Weinstein Ms. Johnson Mr. Goldspiel Mr. Matthews Commissioners absent: None Also present: Mr. Joshua Refenes, EPIC Ms. Beverly Sussman, Village Trustee Mr. Robert Pfeil, Village Planner The following exhibits were presented by the petitioner at the public hearing: Exhibit 1: Memo from Mr. Robert Pfeil to the Plan Commission dated September 26, 2013 Mr. Refenes stated he and his wife have been operating EPIC Power & Conditioning for about a year at a facility called the Institute for Human Performance in Deerfield. However, they are growing out of that facility and the plan was always for them to get their own space. They have looked at various locations, and they think the proposed Buffalo Grove space will do very nicely. Mr. Refenes stated they provide cross fit programming which is a fitness program developed in the late 1990's. The person who developed the program made it available online, and a lot of people started following it. Then the developer started licensing out the cross fit program to gyms and other fitness facilities. Facilities are independently owned and operated but they use the Cross Fit name and follow the program of workouts. The concept is to provide general prepared fitness. Chairman Smith asked the petitioner to address the special use criteria listed in the Zoning Ordinance. Mr. Refenes reviewed the criteria and noted: 1. Serving the public convenience is their goal; they will not be a hazard to the health and safety of the people in the Village. Their purpose is to help people achieve fitness and health. 2. The size and location of the place for the current client base is optimal, if not a bit bigger than what they need; hopefully they can grow into it. The landlord has also noted they have many other areas in this location they could transfer them to if they get to a point where they need a larger unit and he certainly likes this kind of flexibility. 3. The facility will not be injurious to the enjoyment of other property. They are very aware of potential problems that exist for other gym owners of the same type. They understand problems such as noise and traffic, so they made sure the space is somewhat secluded and away from other businesses. They also tried to locate near businesses with different operating hours to minimize issues such as noise and parking demand. 4. Adequate utilities exist for their use. 5. Parking is set up as first come, first served by the landlord. There are 28 spaces immediately in front of their location. Their current plan is to cap class sizes at 8 to 10 people. They run 2 hours back to back so there could potentially be some overlap. Their current class size is 2 people and the most visitors they have during a day is 8 to 10 on their busiest day across three different hours of classes they offer. All these classes are outside of standard business hours with the exception of two days a week when they run a lunch time class for 2-3 people. Commissioner Goldspiel asked what age groups customers would be. Mr. Refenes stated typically the age groups are persons from 20 years to about 40 or 50 years of age. Right now they are only interested in training people 18 years and up. He stated his wife is certified for a cross fit kids program and they would like to expand into that as some of their members have already expressed interest. If they decide to offer it, it would probably be a Saturday class or possibly a once or twice a week evening class. Commissioner Goldspiel asked what has happened, if anything, with the lighting at the facility outside as it is secluded and dark at night. Mr. Refenes stated he has not heard as yet from the landlord. He noted they are facing the main street whereas the Body Impact facility is somewhat more secluded. They are facing right onto Barclay Boulevard and the lights are right there but he is still not sure of the study by the landlord and the results. There being no further comments or questions from anyone else present, Chairman Smith closed the public hearing at 7:40 p.m. Respectfully submitted, Fay Rubin, Recording Secretary APPROVED BY: ERIC SMITH, Chair Board or Commission: ❑ Plan commission Document Type: 0 A e g nda 0 Minutes Meeting ate: 10/02/2013 Type of Meeting: ❑ Regular Meeting REGULAR MEETING BUFFALO GROVE PLAN COMMISSION October 2, 2013 EPIC Power & Conditioning, 1620 Barclay Boulevard - Special Use for a recreation facility in the Industrial District Discussion - Development Guidelines for Buffalo Grove and Prairie View Metra station areas Chairman Smith called the meeting to order at 7:40 p.m. in the Village Council Chambers, Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners present: Chairman Smith Mr. Khan Mr. Stark Mr. Cohn Mr. Weinstein Ms. Johnson Mr. Goldspiel Mr. Matthews Commissioners absent: None Also present: Mr. Joshua Refenes, EPIC Ms. Beverly Sussman, Village Trustee Mr. Robert Pfeil, Village Planner APPROVAL OF MINUTES Moved by Commissioner Goldspiel, seconded by Commissioner Khan to approve the minutes of the regular meeting of September 18, 2013. All Commissioners were in favor of the motion and the motion passed unanimously. COMMITTEE AND LIAISON REPORTS- None EPIC POWER & CONDITIONING, 1620 BARCLAY BOULEVARD - SPECIAL USE FOR A RECREATION FACILITY IN THE INDUSTRIAL DISTRICT Moved by Commissioner Weinstein, seconded by Commissioner Johnson to recommend approval to the Board of Trustees for a special use for a recreation facility in the Industrial District for the property at 1620 Barclay Boulevard. Chairman Smith called for a vote on the motion and the vote was as follows: AYES: Khan, Stark, Cohn, Weinstein, Johnson, Goldspiel, Matthews, Smith NAYS: None ABSENT: None ABSTAIN: None The motion passed 8-0. DISCUSSION - DEVELOPMENT GUIDELINES FOR BUFFALO GROVE AND PRAIRIE VIEW METRA STATION AREAS Mr. Pfeil reviewed the background to the Metra station planning concepts. In order to encourage the use of mass transit the Village received a planning grant in 2006 from the RTA, and a consultant worked with the Village to prepare a "transit oriented development" study for the two Metra station areas. The Plan Commission was involved in the public review process and the public hearing, and the proposed plan was presented to the Village Board. The Board did not approve the document as a "plan" because there were concerns about housing density for some areas, as well as the scale of some residential and commercial buildings. The Village Board approved the document as a transit station area study in 2007 rather than as a plan. Mr. Pfeil reviewed the 2007 concept plans for the Prairie View and Buffalo Grove train station areas. He noted the plans are essentially form-based zoning which defines the size and architectural elements for buildings rather than just delineating zoning areas. He noted that the Village's 2009 Comprehensive Plan shows land use designations for the train station areas, but does not recommend specific building forms or sizes. Mr. Pfeil noted that the RTA is interested in working with communities to implement plans that were developed with grant funding. In 2011 the RTA approved a technical assistance grant for another consultant to work with the Village on design guidelines and zoning regulations to guide development in the train station areas. The consultant retained by the RTA focused on a form based approach for design guidelines and regulations for the two Metra station areas. He noted that the approach is to define physical forms that would be allowed in specific locations. The essence of form based zoning is a plan that shows the districts and within those districts the building forms that could be built. The regulations include details for building sizes and architectural features such as window placement and design elements. Mr. Pfeil noted that at the project steering committee meeting in December 2011, several members suggested that planned unit development zoning would be a better way to proceed than form based regulations. Of particular concern was possible loss of control regarding permitted uses. Mr. Pfeil noted that the consultant provided a final document - Development Guidelines for Station Areas - in May 2013 for Prairie View and the Buffalo Grove station area. He said the Plan Commission's input concerning the recommendations will be very useful in determining if the guidelines can be used in whole or in part to guide development in the train station areas. Commissioner Stark commented that future residential development near the Prairie View station is controlled by Buffalo Grove's boundary agreement with Lincolnshire. Mr. Pfeil said the boundary agreement covers the area east of the rail line along Prairie Road and areas farther east. The agreement limits residential density on the Stancliff farm at Port Clinton Road to two units per acre. The block south of Stancliff is also limited to two units per acre. The area between the Noah's Landing townhomes and Brockman Avenue is designated for a maximum density of six units per acre. Commissioner Goldspiel stated he wonders if the component of practicality of customers was applied here. He understands how this kind of building can work in a downtown area, but the Metra line serving Prairie View and Buffalo Grove is not full service, so it may difficult to achieve more dense types of development. Mr. Pfeil agreed that the real estate market does not appear to support the scale of development proposed in the 2007 study. It may be difficult to achieve the scale proposed in the new design guidelines, especially near the Buffalo Grove station. It doesn't seem likely that the current land uses will be converted to the forms proposed in the guidelines. The Prairie View train station area appears to have significant potential for redevelopment on sites such as the Fiore Nursery property and the adjoining metal recycling facility. Commissioner Johnson noted that since this is a study and not a plan how would this be implemented. She asked if the Village have to change its zoning regulations. Mr. Pfeil indicated that the Village's zoning regulations would have to be changed to incorporate the controls suggested in the consultant's document. One approach would be to delineate the geographic area around the Buffalo Grove station where the regulations would be in force and developers would design projects to comply with the regulations. The Village would have to wait to see if the real estate market responds favorably to the land use designations and zoning controls. Mr. Pfeil noted that a concept plan was proposed in 2011 for a parcel near the Buffalo Grove Metra station. The plan proposed only residential apartments at more than 30 units per acre and buildings as large as 8 stories. The Village has no zoning that allows this height or density for residential use, and the Village Board did not support the proposal. This proposal would not have been in compliance with the guidelines for building form set forth in the current draft by the consultant. Commissioner Johnson noted that this form based zoning supposedly adapts to the market but it seems like it would narrow the market because developers have to comply with the specific forms and allowed uses. She asked if the Village would be implementing something like this. Mr. Pfeil said that unless the Plan Commission wants to dig deeper into this approach, he doesn't think form-based regulations will advance toward implementation in terms of Zoning Ordinance changes. Based on comments at the steering committee meeting in 2011, it appears that there's more support for planned unit development zoning than for a form-based approach. Commissioner Goldspiel commented that the unspoken text of this approach is that builders will be attracted by allowing a great deal more density than what has been permitted with the current regulations. This is an important issue and he wonders how much the RTA would get out of this and whether it would be an overall benefit for the Village. He said if we advance regulations to allow this type of development, we need to think about real projections of what would transpire in terms of both the ridership for the RTA and residents. Commissioner Matthews asked if they talked at all about what kind of income they were looking at. Mr. Pfeil said that market pricing of residential units is not addressed in the proposed guidelines. Supposedly there would be a range in the types of units and market pricing. Commissioner Cohn noted that market conditions in the area have changed since the 2007 TOD study with new commercial development in adjacent communities in the Milwaukee Avenue corridor. This may limit the potential for development near the Buffalo Grove station. Mr. Pfeil noted that the Berenesa plaza property at Deerfield Pkwy/Milwaukee Avenue is approved for commercial development, but the site is still vacant. Proposals for re-planning suggested by potential developers usually include a residential component. If residential development is allowed at this site, it may affect the feasibility for similar uses in the train station area. FUTURE AGENDA SCHEDULE Mr. Pfeil said the next regular meeting is October 16`h, but there are no items ready of this agenda. He noted that an appearance review meeting will be scheduled concerning the Pulte proposal for single-family homes on the Hoffmann property, Prairie Road. The next regular meeting would be November 6, 2013. PUBLIC COMMENTS AND QUESTIONS - None STAFF REPORT- Reservoir proposal for Didier property, Aptakisic Rd/Buffalo Grove Rd Mr. Pfeil noted that the U.S. Army Corps of Engineers has released a plan for the Upper Des Plaines River Basin. The plan proposes a water reservoir on the Didier property, which is currently unincorporated and used for agriculture and related commercial activities. He said that the Buffalo Grove Village Board approved a resolution on September 30 opposing the facility on the Didier property since it is not consistent with the Village Comprehensive Plan. He noted that the reservoir plan would include use of the Hoffmann property for a spoil area. Mr. Pfeil noted that the Didier family is opposed to the reservoir plan, and other local agencies are also concerned about the use of the farm property to store water, and whether the reservoir facility would be effective in reducing flooding problems. Mr. Pfeil noted that the Army Corps would need a local sponsor to acquire land needed for facilities such as the reservoir. Commissioner Goldspiel asked how the water would enter and leave the reservoir. Mr. Pfeil noted that the plan indicates that pumps would be used to move the water to Aptakisic Creek. . Commissioner Stark asked if local support required would also include the Lake County Forest Preserve District and the Lake County Board. Mr. Pfeil commented that these Lake County agencies haven't formally indicated a position concerning the Didier reservoir, but some county elected officials have noted concerns about the plan. NEW BUSINESS - None ADJOURNMENT Moved by Commissioner Stark, seconded by Commissioner Khan and carried unanimously to adjourn. Chairman Smith adjourned the meeting at 8:30 p.m. Respectfully submitted, Fay Rubin, Recording Secretary APPROVED BY: ERIC SMITH, Chair