2017-02-15 - Planning and Zoning Commission - Agenda
Meeting of the Village of Buffalo Grove
Planning and Zoning Commission
Regular Meeting
February 15, 2017 at 7:30 PM
Fifty Raupp Blvd
Buffalo Grove, IL 60089-2100
Phone: 847-459-2500
I. Call to Order
II. Public Hearings/Items For Consideration
1. Consider a Special Use for a Recreational Use for the Property Located at 1455 Busch
Parkway (Trustee Berman) (Staff Contact: Brian Sheehan)
III. Regular Meeting
A. Other Matters for Discussion
B. Approval of Minutes
1. Planning and Zoning Commission - Regular Meeting - Feb 1, 2017 12:00 AM
C. Chairman's Report
D. Committee and Liaison Reports
E. Staff Report/Future Agenda Schedule
F. Public Comments and Questions
IV. Adjournment
The Planning and Zoning Commission will make every effort to accommodate all items on the
agenda by 10:30 p.m. The Board, does, however, reserve the right to defer consideration of
matters to another meeting should the discussion run past 10:30 p.m.
The Village of Buffalo Grove, in compliance with the Americans with Disabilities Act, requests that
persons with disabilities, who require certain accommodations to allow them to observe and/or
participate in this meeting or have questions about the accessibility of the meeting or facilities,
contact the ADA Coordinator at 459-2525 to allow the Village to make reasonable
accommodations for those persons.
VILLAGE OF BUFFALO GROVE
PLANNING & ZONING COMMISSION
STAFF REPORT
MEETING DATE: February 15, 2017
SUBJECT PROPERTY LOCATION: 1455 Busch Parkway
PETITIONER: Ronald Klein – Rek Room, Inc. D/B/A Redline Athletics of Illinois
PREPARED BY: Brian Sheehan, Building Commissioner
REQUEST: A special use for a recreational use in the “I” Industrial Zoning
District
EXSITING LAND USE AND ZONING: The property is improved with a single-story multi-tenant
office buildings totaling 88,380 square feet located in the “I”
Industrial Zoning District.
COMPREHENSIVE PLAN: The 2009 Village Comprehensive Plan calls for this property
to be Industrial
PROJECT BACKGROUND
The petitioner, Ronald Klein of Rek Room, Inc., is seeking to open a recreational facility in a vacant
12,183 square foot tenant space located at 1455 Busch Parkway. Redline Athletics offers various sports
training activities for kids ranging in age from 8 to 18 years old. Redline is a franchise with existing
facilities in California, Texas, Colorado and Virginia. This would be the first Redline Facility in Illinois.
Pursuant to the Zoning Ordinance, recreational facilities in the “I” District require a special use.
PLANNING & ZONING ANALYSIS
The following is an analysis of their request:
Operations
The existing vacant tenant space is 12,183 square feet in area.
The proposed use would operate as a recreational facility focused on training young athletes
ages 8-18.
The location will offer multiple sports training programs including:
o Baseball
o Basketball
o Volleyball
o Golf
The facility will include a half basketball court, batting cages, workout facilities, climbing wall
and locker room.
The proposed use would also include after school and weekend activities including tutoring and
a workspace for completing homework.
During the school year the facilities operations will be Monday through Thursday 1PM to 9PM;
Friday 1 PM to 7PM; Saturday 9 AM to 4 PM and closed on Sunday, except for private parties
2.1.a
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and special events. During the summer and school breaks the facility will open at 9 AM Monday
through Friday.
The petitioner estimates that they will have between 20-40 kids for each 90 minute session.
While the proposed use has a maximum occupancy of approximately 90 persons, staff is
concerned about parking, especially if the other vacant tenant spaces are occupied. Based on
Redline’s estimates, staff is recommending a condition limiting occupancy to no more than 49
persons. However, this may be increased upon the review and approval by the Village. This
Village review will allow staff the opportunity to evaluate any potential issues with parking
should the other vacant spaces be occupied in the future.
Parking
Pursuant to the Zoning Ordinance, a recreational use requires 1 space per 1,000 square feet of
floor area, or fraction thereof. The tenant space is 12,183 square feet in floor area. Based upon
the Zoning Ordinance parking requirements a total of thirteen (13) parking spaces are required.
Pursuant to the lease, the petitioner will have twenty (20) parking spaces for its use. The overall
property has approximately 145 spaces throughout the entire development.
The landlord has provided a parking survey over a two week period which indicates that there is
ample excess parking available throughout the site.
At its busiest times, there were a minimum of 68 parking spaces available for the entire building.
Based upon the parking survey and staff monitoring, it appears that the existing development
will have sufficient parking to accommodate the proposed use.
Drop-off/Pick-up
Drop-off/pick-up would occur in front of the unit space; however some parents may park and
escort their children inside.
The petitioner has indicated that students will have staggered drop-off/pick-up and that an
employee will be assigned to monitor and assist with drop-off/pick-up.
Staff finds that location of the tenant space is favorable to drop-off/pick-up since the unit is near
the end of the building and there are no parking spaces obstructing the entrance into the
school.
SURROUNDING PROPERTY OWNERS
Pursuant to Village Code, the surrounding property owners within 250’ were notified and a public
hearing sign was posted on the subject property. The posting of the public hearing sign and the mailed
notifications were completed within the prescribed timeframe as required. As of the date of this Staff
Report, staff received one call from a neighboring tenant in the building concerning this project. The
tenant was looking for information as to what type of business was going in to this space. The proposed
use was explained to the caller.
STANDARDS
Pursuant to the Zoning Ordinance, the proposed use does require a Special Use for a recreational facility
in the “I” Industrial District. The following criteria shall be met:
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;
2.1.a
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2. 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 shall be such
that it will be in harmony with the appropriate, orderly development of the district in which it is
located;
3. 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 such zoning district, nor
substantially diminish and impair other property valuations with the neighborhood;
4. The nature, location and size of the 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;
5. Adequate utilities, access roads, drainage, and/or other necessary facilities have been or will 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.
Included in the petitioner’s information is a detailed response to the standards. Staff finds that the
petitioner has met the required standards for the special use.
STAFF RECOMMENDATION
Staff recommends approval of the special use for a recreational facility located at 1455 Busch Parkway,
subject to the following conditions:
1. The special use as a recreational facility is granted to Rek Room Inc., D/B/A Redline Athletics of
Illinois (as ownership is currently constituted) and said special use does not run with the land.
2. The special use granted to Rek Room Inc., D/B/A Redline Athletics of Illinois (as ownership is
currently constituted) is assignable to subsequent petitioners, seeking assignment of this special
use as follows:
a. Upon application of a petitioner seeking assignment of this special use, the Village, in
their sole discretion, may refer said application of assignment to the appropriate
commission(s) for a public hearing or may hold a public hearing at the Village Board.
b. Such assignment shall be valid only upon the adoption of a proper, valid and binding
ordinance by the Corporate Authorities granting said assignment, which may be granted
or denied for any reason.
3. The maximum number of students and employees shall not exceed 49 persons. The maximum
occupancy may be increased upon the review and approval by the Village.
2.1.a
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ACTION REQUESTED
The Planning & Zoning Commission (PZC) shall open the public hearing and take public testimony
concerning the special use. The PZC shall make a recommendation to the Village Board.
ATTACHMENTS
1. Aerial
2. Business overview
3. Response to the special use standards with attachments
4. Site plan
5. Floor plan
6. Tenant hours of operation & employee count
7. Parking survey
2.1.a
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02/1/2017
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, FEBRUARY 1, 2017
Call to Order
The meeting was called to order at 7:30 PM by Commissioner Eric Smith
Public Hearings/Items For Consideration
1.Consider an Amendment to Ordinance 78-55 to Allow for a Variation to the Zoning
Ordinance for 1556 Brandywine Lane (Trustee Weidenfeld) (Staff Contact: Brian
Sheehan)
Judy Tollberg, 1556 Brandywyn Lane, was present and sworn in.
Mr. Sheehan advised that the public hearing notice published included the variation
request to encroach 9.875 feet into the required 35 foot rear yard setback and an
amendment to PUD Ordinance 78-55. However, upon further review it has been
determined that the amendment to the PUD is not necessary and the variation can be
granted outright by the Planning & Zoning Commission, if it is approved. Also, included in
the packet is a letter from the adjacent neighbor in support of the request and the Village
has received several telephone calls in support of the request.
Ms. Tollberg explained that she has lived in this home for 23 years. The back of the home
has southern exposure and gets very hot during the warm months. She would like to
enjoy the outdoors and is looking to put an 11 foot by 17 foot screened room on the back
of the home. It will be covered with a roof and will blend into the home.
Com. Au asked if there is anything in the back now. Ms. Tollberg stated no, just a
concrete slab.
Com. Moodhe asked if there are any other homes or duplex's with a similar addition. Ms.
Tollberg is not sure. She has seen a large gazebo and decks. Mr. Sheehen added that he
did not see any in the area immediately adjacent to the Petitioner when looking at the
aerial view.
Com. Cesario thanked Ms. Tollberg for approaching her neighbors prior to the public
hearing.
Com. Weinstein asked about the materials that the screened room would be constructed
of. Ms. Tollberg stated that it will be screened all around.
Com. Lesser confirmed that there will only be electrical and no plumbing or mechanical in
the screened room.
3.B.1
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02/1/2017
Com. Au asked if the other neighbors are aware of the proposed addition. Ms. Tollberg
replied yes.
There were no additional questions or comments from the Commissioners. There were
no questions or comments from the audience.
Ch. Smith entered the Staff Report as Exhibit 1.
The public hearing was closed at 7:40 PM.
Moved by Com. Weinstein, seconded by Com Cesario, to grant the request made by
Judy Tollberg, 1556 Brandywyn Lane, for variance to Zoning Ordinance, Section
17.40.030, to allow a screened room that would encroach a distance of 9.875 feet into
the required 35 foot rear yard setback.
RESULT:APPROVED [UNANIMOUS]
AYES:Smith, Moodhe, Cesario, Cohn, Khan, Lesser, Weinstein, Au
ABSENT:Stephen Goldspiel
Regular Meeting
Other Matters for Discussion
Approval of Minutes
1.Planning and Zoning Commission - Regular Meeting - Jan 4, 2017 12:00 AM
Moved by Com. Cesario, seconded by Com. Khan, to approve the minutes of the
January 4, 2017 Planning and Zoning Commission meeting.
Com. Weinstein noted that the Mover and Seconder were reversed on minutes,
Page 18 in the packet.
RESULT:ACCEPTED AS AMENDED [6 TO 0]
AYES:Smith, Moodhe, Cesario, Cohn, Khan, Weinstein
ABSTAIN:Scott Lesser, Amy Au
ABSENT:Stephen Goldspiel
Chairman's Report
None.
Committee and Liaison Reports
None.
Staff Report/Future Agenda Schedule
3.B.1
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02/1/2017
Mrs. Woods announced the upcoming Lake Cook Corridor 1st public meeting, to be held on
February 7, 2017 from 6:30-8:30PM in the Council Chambers. She encouraged the
Commissioners to spread the word and attend the meeting.
Mr. Sheehan advised of the annual Volunteer Reception, which will be on Sunday, February 12,
2017 at the Arboretum.
Mr. Sheehan also advised that there will be a public hearing for a Special Use petition for a
recreation facility on the February 15, 2017 agenda. Also, the Olson property public hearing is
anticipated for the March 1, 2017 meeting.
Public Comments and Questions
None.
Adjournment
The meeting was adjourned at 7:47 PM
Chris Stilling Director of Community Development
APPROVED BY ME THIS 1st DAY OF February , 2017
3.B.1
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