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2017-10-18 - Planning and Zoning Commission - Minutes10/18/2017 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, OCTOBER 18, 2017 Call to Order The meeting was called to order at 7:30 PM by Commissioner Zill Khan Public Hearings/Items For Consideration 1. Consider a Special Use for an Amusement Establishment at 1144 Lake Cook Road (Trustee Stein) (Staff Contact: Chris Stilling) Ms. Lakenya Reid, 1144 Lake Cook Road, was present and sworn in. Ms. Reid explained that she moved to Illinois about three years ago. She currently attends DePaul University. She provided a brief background on the history of karaoke. Karaoke has always been a part of her life. Currently karaoke is multi-generational and is more popular with the younger crowd. K. Karaoke would be open on Friday and Saturday nights. There would be approximately twenty (20) to thirty (30) people participating in each session. There would be three (3) sessions each evening. Sessions would be an hour and a half each. There will be three (3) employees, which include herself, a DJ and a host. Participants will be selected randomly to sing. No food or drink will be allowed in the facility or sold on site. There has been a lot of excitement on websites and message boards about karaoke coming to the area. Com. Au asked if there are other karaoke establishments in the area. Ms. Reid explained there are two (2) karaoke establishments in Chicago but none in the suburbs and that do not accommodate as large of groups as she is proposing. Com. Goldspiel asked if the volume would be disturbing to other businesses in the area. Ms. Reid advised that it would be about two thousand watts (2,000) and will not be heard until you are within ten (10) feet of the door. Com. Lesser asked Ms. Reid to walk through what a customer would experience. Ms. Reid explained that it will be marketed through social media. There will be a $10.00 per person cover charge to enter. Com. Lesser asked if customers will make reservations or could they just walk in. Ms. Reid responded that customers could make reservations but it will not be required. There will be set times for each session and a session will last an hour and a half. Com. Lesser asked why there will be tables and not just seating. Ms. Reid explained so while people are watching other people sing they have a place to put their phones or personal belongings. Com. Lesser asked if Ms. Reid will be adding a washroom. Mr. Stilling advised that he will change the language to make an approval conditional to adding another washroom required if it is required by the Plumbing Code. He wants to have the flexibility if the Plumbing Code does not require an additional washroom. Com. Moodhe asked if there will be an online component. Ms. Reid stated that sessions will not be broadcast online. There will be live scoring with the audience. Com. Moodhe asked if the sessions would be video recorded. Ms. Reid responded no. 10/18/2017 Com. Weinstein asked if Ms. Reid will allow customers to bring in their own food or drink. Ms. Reid stated that food and drink will not be allowed. She wants the audience to participate. Com. Weinstein asked about the target audience. Ms. Reid stated that it is open to anyone at any age. She does not want to target a specific age group. She would like to see fathers and daughters coming and singing together. Com. Weinstein would be concerned about underage drinking if food and drinks were allowed to be brought in. Acting Ch. Khan asked why Ms. Reid chose Buffalo Grove. Ms. Reid stated that she did not have a specific area in mind but she lives in Palatine and the owner of the shopping center is very nice. Acting Ch. Khan entered the Staff Report as amended as Exhibit 1. Ms. Reid appreciates the opportunity and thanked staff for their assistance. Com. Au asked if Ms. Reid anticipates having any after school hours of operation. Ms. Reid responded that she does not at this time as she works full time but may add Sundays in the future. There were no additional questions or comments from the Commissioners. There were no questions or comments from the audience. The public hearing was closed at 7:51 PM. Moved by Com. Weinstein, seconded by Com. Au, to make a pos itive recommendation to the Village Board to approve the Petition for a Special Use subject to the following conditions: 1. The facility shall be limited to a maximum occupancy of fifty (50) persons. 2. If required by both the International Building Code, as amended by the Village, and/or the Illinois Plumbing Code, a second accessible washroom shall be provided prior to occupancy. 3. The special use as an amusement establishment is granted to Lakenya Reid and said special use does not run with the land. 4. The special use granted to Lakenya Reid 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 Corporate Authorities, in their sole discretion, may refer said application of assignment to the 10/18/2017 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. Com. Weinstein is in favor of the request. He stated that the packet includes the response to the standards. Com. Moodhe stated that it is nice to see this type of business coming to the Village RESULT: RECOMMENDATION TO APPROVE [UNANIMOUS] Next: 11/6/2017 7:30 PM MOVER: Mitchell Weinstein, Commissioner SECONDER: Amy Au, Commissioner AYES: Moodhe, Goldspiel, Khan, Lesser, Weinstein, Au ABSENT: Frank Cesario, Matthew Cohn 2. Consider an Amendment to Ordinance 0-71-33 with Variations and a Plat of Subdivision for the Plaza Verde West Shopping Center Located at 1315-1515 W Dundee Road (Trustee Ottenheimer) (Staff Contact: Chris Stilling) Mr. James Sayegh, Elmdale Partners, and Gerald Callaghan, Freeborn & Peters LLP, were present and sworn in. Mr. Callaghan explained that he represents the property owner, EP SEF III PV, LLC, for the property known as Plaza Verde West, Unit 2 as well as Elmdale Partners. The property consists of 6.6 acres and was platted back in 1977. The buildings are located on Lot 1. There is a small lot on the east, which is an access road. The property is zoned B3 and was approved as a Planned Unit Development (PUD) by Ordinance O -71-33, which encompasses both Unit 2 and Unit 1 to the east. The property was acquired a year ago and they have begun improvements. The request to sub-divide is to allow each building to be on its own lot. In order to accomplish this, they must re-plat and amend the PUD because the Plat was an Exhibit to the PUD. Because of this, they will need a variation to the landscape buffer strip along the south and to replace the existing ground sign. Currently the buffer strip is ten (10) feet wide. Code requires it to be twelve (12) feet wide. This is an existing condition at the rear of the center. They have addressed the standards in their response, which is included in the packet materials. The existing ground sign is located less than one hundred fifty (150) feet from an existing ground sign and requires a variation. They will be replacing the existing sign and will work with staff on the exact location due to the tree in the area. Mr. Callaghan addressed the sign variation standards. Mr. Sayegh reviewed the vision of the center. They want to re-brand the center from Plaza Verde West to Grove’s Edge and turn it into a stabilized asset for the property owner. He reviewed the history of the center. The property was purchased by the current owner in December, 2015. At that time, the site was a mess. They have already spent approximately $350,000.00 on improvements, which mostly included life-safety issues. The deficient landscape buffer issuer was unknown at the time the parking lot improvements were made. They want to make this center a nice entry center to the Village. He reviewed the signage and landscaping plans. He reviewed the existing 10/18/2017 tenants that have renewed their leases and the tenants that they are currently negotiating with. He reviewed the proposed re-subdivision plan. The proposed re-subdivision is consistent with current outlot parcel practices. The entire property is subject to leases, including the bank and Burger King. He added that the proposed re-subdivision will set the center up for future success. Com. Goldspiel stated that he is glad to see them working to get the center back as a gateway to the Village. He asked about the proposed landscaping plan. Mr. Stilling advised that the landscaping plan is incorporated into the packet materials and he is confident that it is better than what currently exists. Com. Goldspiel asked how the landscaping appearance will change. Mr. Sayegh stated that they will plant around the Buffalo Grove sign consistent with other landscaping in the center. They are not creating any new landscaping areas and areas that were intended for landscaping are being re - planted. Mr. Callaghan added that they were unable to locate a landscaping plan exhibit to the original PUD ordinance given the original PUD ordinance is several decades old. Com. Goldspiel asked if staff has reviewed the proposed landscaping plan. Mr. Stilling advised that staff has reviewed the proposed landscaping plan and has worked with the developer to freshen up the landscaping and signage. Staff believes it will be a vast improvement. Com. Goldspiel asked if the developer has had any thoughts on changing the appearance of the buildings, specifically regarding the use of the Dryvit. Mr. Sayegh advised that it is difficult to update the buildings with existing tenants. They will look at the buildings once the tenants have been determined to be long term, specifically the Astoria Banquets building. Com. Goldspiel asked if the developer is expecting to make immediate changes. Mr. Sayegh stated that it is possible in the long term if they decide to redevelop certain parts of the center. Mr. Stilling added that the current improvements are the first phase and there may be more in the coming years. Com. Goldspiel advised that he read the staff recommendations and agrees with them. Mr. Stilling advised that he will modify condition number 5 with regards to the proposed sign and will work with the developer to locate the new sign in the same proximity of the existing sign, but the proposed sign may have to move slightly to accommodate the tree and line of sight. Com. Goldspiel asked if there has been any coordination with the center to the east. Mr. Sayegh stated that they have not coordinated with the center to the east. The owners of that center have redeveloped and made their center look different and not resemble this center. They will take the property history into account and will look at the overall aesthetics at the time of redevelopment. Com. Goldspiel stated that this center is an ideal location and wished the developer the best of luck. Com. Lesser stated that this is a long term commitment and understands that the developer and owner are trying to unlock the value and future of the center. He wants to ensure the required cross access is maintained with Plaza Verde East. It does not bother him if there is no coordination on aesthetics with Plaza Verde East. This portion is different and he encourages them to be different. He appreciates the investment they are making in the Village. Com. Moodhe agrees with Com. Lesser. He has always viewed these as two separate centers. Any improvements to the look and landscaping are an improvement. He asked why they are subdividing into only three (3) lots and not four (4). Mr. Stilling advised that at one point it was proposed to be subdivided into four (4) lots. Staff felt more comfortable having three (3) lots for future development purposes. Com. Moodhe asked where the developer sees the Astoria Banquet building in ten (10) years from now. Mr. Sayegh stated that three (3) lots would eliminate too much ownership control of the center. They are more concerned with making it more of a conventional center. It is also not very large. Buildings and trends could change a lot in ten (10) years. The Astoria building may be redeveloped. The office buildings are different and are a good asset for the center. 10/18/2017 Com. Weinstein stated that the bank lot has no parking of its own. Mr. Stilling stated that the Zoning Ordinance regulates the parking and the bank will have parking rights within the center. Acting Ch. Khan entered the Staff Report as amended as Exhibit 1. There were no additional questions or comments from the Commissioners. There were no questions or comments from the audience. The public hearing was closed at 8:38 PM. Moved by Com. Weinstein, seconded by Com. Lesser, to make a positive recommendation to the Village Board to approve the plat of subdivision and an amendment to B3 Planned Business Center District Ordinance O -71-33 with variation to Section 17.44.040 of the Buffalo Grove Zoning Ordinance reducing the required rear yard buffer; and variation to Section 14.16.060 of the Buffalo Grove Sign Code to allow for the replacement of an existing freestanding sign; subject to the following conditions: 1. The proposed development shall substantially conform to the plans attached as part of this petition. 2. The final plat of subdivision shall be revised in a manner acceptable to the Village Attorney. 3. The Declaration of Easements, Covenants, Conditions and Restrictions shall be revised in a manner acceptable to the Village Attorney. 4. Any future redevelopment of lots 1, 2 and 3 shall be subject to the review and approval by the Village. 5. The proposed freestanding sign shall be revised and located in a manner acceptable to the Village. The sign shall not create a line of sign issue. RESULT: RECOMMENDATION TO APPROVE [UNANIMOUS] MOVER: Mitchell Weinstein, Commissioner SECONDER: Scott Lesser, Commissioner AYES: Moodhe, Goldspiel, Khan, Lesser, Weinstein, Au ABSENT: Frank Cesario, Matthew Cohn Regular Meeting Other Matters for Discussion None. 10/18/2017 Approval of Minutes 1. Planning and Zoning Commission - Regular Meeting - Oct 4, 2017 7:30 PM Acting Ch. Khan read into the record requested amendments from Ch. Cesario. 1. In the deferral of Link Farms, the correct future meeting date is in the header (Nov 15, 2017), but the body of the same point says Nov 15, 2016. 2. In the workshop discussion re: the proposed gas station on Milwaukee, towards the end, the petitioner’s comment re: safety that I recall is that he asserted it was safer to be open 24 hours due to the presence of an employee, vs. during any time period when closed and nobody is present. Moved by Com. Moodhe, seconded by Com. Lesser, to approve the minutes of the October 4, 2017 Planning & Zoning Commission regular meeting as amended. RESULT: ACCEPTED AS AMENDED [5 TO 0] MOVER: Adam Moodhe, Commissioner SECONDER: Scott Lesser, Commissioner AYES: Moodhe, Khan, Lesser, Weinstein, Au ABSTAIN: Stephen Goldspiel ABSENT: Frank Cesario, Matthew Cohn Chairman's Report None Committee and Liaison Reports Mr. Stilling advised that both Chicago School of Golf and the home day care at 315 Gardeni Lane were approved by the Village Board. Staff Report/Future Agenda Schedule Mr. Stilling advised that the agenda for the next regular meeting scheduled for Novemebr 1, 2017 will include an expansion for Meridian School; an addition at 1118 Alden Lane; and an update on the proposed Recreational Vehicles regulations. Public Comments and Questions None. Adjournment The meeting was adjourned at 8:47 PM Chris Stilling Director of Community Development 10/18/2017 APPROVED BY ME THIS 18th DAY OF October , 2017