2017-11-15 - Planning and Zoning Commission - Minutes11/15/2017
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, NOVEMBER 15, 2017
Call to Order
The meeting was called to order at 7:30 PM by Chairman Frank Cesario
Public Hearings/Items For Consideration
1. Proposed Link Crossing Subdivision (Request to Continue to December 6, 2017)
(Trustee Ottenheimer) (Staff Contact: Chris Stilling)
Mr. Stilling advised that staff fully expects K. Hovnanian Homes to be ready to present a
revised plan to the Planning and Zoning Commission on December 6, 2017. K.
Hovnanian Homes has notified the surrounding residents as well.
Moved by Com. Weinstein, seconded by Com. Khan, to continue the public hearing to the
December 6, 2017 Planning and Zoning Commission meeting to be held at 7:30 PM in
the Council Chambers at Village Hall.
RESULT: TABLED [UNANIMOUS]
Next: 12/6/2017 7:30 PM
MOVER: Mitchell Weinstein, Commissioner
SECONDER: Zill Khan, Commissioner
AYES: Moodhe, Cesario, Cohn, Goldspiel, Khan, Lesser, Weinstein, Au
2. Approve an Amendment to Special Use Ordinance 97-4 as Amended by Ordinances
2015-56 and 2016-048 and Preliminary Plan Approval for 1501 Busch Parkway (Trustee
Stein) (Staff Contact: Chris Stilling)
Mr. Larry Heller, Executive Director, Sky Fitness, 1501 Busch Parkway, Buffalo Grove, IL
60089; Mr. Brian Paul, Premier Design & Build, 1000 W. Irving Park Road, Suite 200,
Itasca, IL 60143; and Douglas White, Greengard, Inc., 111 Barclay Boulevard, Suite 310,
Lincolnshire, IL 60069 were present and sworn in.
Mr. Heller reviewed the proposal. This project is designed to provide additional square
footage within a minimal footprint and to aesthetically coordinate with the existing facility.
The additional 25,000-26,000 square feet of space planned to allow Sky Fitness to
continue its growth and business plan in developing an upscale fitness facility with
luxurious amenities, bringing differentiating fitness concepts to Buffalo Grove. Most of the
neighboring communities such as Vernon Hills (LifeTime Fitness), Bannockburn (Midtown
Athletic), Arlington Heights (Midtown Athletic) have upscale country -club style fitness
facilities. These competitors have hundreds, if not thousands, of Buffalo Grove residents
within their membership populations. Mr. Heller stated that the Sky Fitness team is very
confident that once Sky Fitness can provide similar services, they will be able to bring
those memberships back to Buffalo Grove. Those services will include an outdoor
swimming pool, outdoor sun deck, a small kitchen to provide simple and healthy food &
beverage concepts, a clubhouse and private lounge area to accommodate the food and
beverage as well as to host events like parties & social gatherings. These types of
services will also be offered in the proposed lower level. The lower level will have upscale
spa services, which will go hand-in-hand with the business plan and is a natural fit with
our overall health & wellness concepts. All three of the neighboring competitors provide
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spa services. The other space of the lower level will continue to differentiate Sky Fitness
as a cutting edge all-inclusive fitness club. This will allow Sky Fitness to re-introduce the
spin cycling program. They will also bring the addition of the first cross -fit fitness concept
to Buffalo Grove as well as space for youth fitness concepts like martial arts, wrestling
and more. Once this addition is accomplished, Mr. Heller and his team strongly believe
Sky Fitness will be the destination for health and wellness for both Buffalo Grove and the
surrounding communities.
Mr. Paul provided an overview of the project. He reviewed the existing and proposed
elevations. He explained that the previously approved projects were found to be cost
prohibitive and both had engineering issues. The proposed elevation elements tie the
addition into the existing building. The materials will be contiguous with the existing
building and the materials will match. This is a single-story addition with a basement. The
outdoor pool and HVAC equipment will be screened. They have reviewed the
engineering and parking with Village staff and both are achievable. Additional detention
will be added to the existing detention pond to accommodate the proposed addition. The
Village Engineer has reviewed and approved the additional detention. Mr. Paul reviewed
the proposed landscaping, which will be consistent with the existing landscaping. Mr.
Paul also reviewed the proposed addition floor plans and parking layout. He noted that
even the proposed addition will replace part of the eastern parking lot, the number of
parking spaces still exceeds the required amount of parking. The outdoor pool area will
provide additional space to be used as a gathering area. The basement addition would
contain new elements that currently are not offered, such as a cross fit area and
wrestling. These new elements will allow Sky Fitness to compete with other health clubs
in the area. The proposed exterior brick and EIFS will match the existing building.
Com. Au is concerned that the proposed addition elevations do not more closely match
the front elevation of the existing building. Mr. Paul explained that it would be difficult to
incorporate window elements to match the existing building. They could possibly raise the
windows but would need to take heed not to intrude upon the structural elements of the
addition. Com. Au is concerned that even though the pool would be located in the front of
the addition, the screening looks like a massive wall. Mr. Paul explained the six (6) foot
high screening wall around the pool would provide privacy. Com. Au would like to see
more architectural elements added to the addition elevations to more closely match the
existing building. Mr. Paul advised that they could look into that but any changes need to
be cost effective. They could break up the EFIS or break up the windows. The nature of
the shape and use of the addition does limit them. Mr. Heller added that the original
concept was to locate the pool at the back of the addition. However, they conducted a
sun exposure study and found that they would lose the most sun exposure if the pool was
located behind the addition as opposed to in front of the addition.
Com. Goldspiel advised that he had concerns with the previously approved plans
regarding water management and asked how this plan differs. Mr. White explained that
the previously approved plans needed more water detention. After discussions with the
Village Engineer they agreed to enlarge the existing detention pond to accommodate.
The site will drain the same as it does now. They will adjust the stormsewers on site as
well to defer the water to the enlarged detention pond. Com. Goldspiel asked if there w ill
still be additional waterproofing to the addition. Mr. Paul advised that the previously
approved addition was to be located next to the detention pond. This proposed addition
will be located on the opposite side of the existing building. Sump pumps wil l be installed
in the basement. Com. Goldspiel is concerned about the water situation in the entire area
and does not want to see any water seepage into the basement of the addition. Mr. Paul
explained that they are replacing impervious surface with impervious surface. The
previously approved additions would have taken green space. The basement addition will
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have the proper drain tile installed and waterproofing. All measures will be taken to
ensure proper drainage. Mr. Stilling also advised that the addition will not be located in
the floodplain area like the previously approved additions. Com. Goldspiel asked if there
have been any issues with water seepage in the past. Mr. Heller responded no, only a
few roof leaks.
Com. Moodhe asked about the proposed parking lot; if the new lot will be closer to the
hotel property; and if so, how far are they expanding. Mr. Paul advised that the parking lot
is existing and within Code. They are only adding a couple of feet to the lot. Com.
Moodhe is concerned about the small strip of grass being removed and the drainage
impact. He asked if there will be enough compensation with the revised detention pond
design. Mr. Paul responded yes. Com. Moodhe asked why they are proposing an outdoor
pool. Mr. Heller explained that the outdoor pool will allow them to grow and compete with
other fitness centers in the area that have outdoor pools. During the summer months they
lose approximately 200 customers to competitor facilities that have outdoor pools. Com.
Moodhe asked if they have considered a retractable roof. Mr. Heller advised that they
have considered a retractable roof but those are very expensive. They may consider a
retractable roof in the future. Com. Moodhe asked about the size of the proposed kitchen
and what type of food they plan to be served. Mr. Heller explained they plan to have
simple food service, like healthy snack items and sandwiches.
Com. Lesser asked staff if any variances are being sought or if this matter is only coming
before the Planning and Zoning Commission due to the Special Use. Mr. Stilling advised
that the proposed plan meets Code and no variances are being requested. The only
reason for the public hearing is to amend the Special Use. Com. Lesser advised that he
does not have any questions for the Petitioner.
Com. Weinstein asked about the height of the screen wall by the pool. Mr. Paul explained
it will be six (6) to six and a half (6-1/2) feet high. Mr. Stilling added that the barrier more
than meets the Code requirement. Com. Weinstein asked about the size capacity of the
proposed pool. Mr. Heller responded that the facility has a 3,500 member capacity. The
proposed addition will also create a gathering space. Approximately 10% to 15% of their
customers will migrate to outdoor pools when the weather gets warm. They just want to
remain competitive.
There were no additional questions or comments from the Commissioners. There were
no questions or comments from the audience.
Ch. Cesario entered the Staff Report as Exhibit 1.
The public hearing was closed at 8:05 PM.
Moved by Com. Weinstein, seconded by Com. Lesser, to recommend to the Village
Board to approve an amendment to Special Use Ordinance 97-4 as amended by
Ordinances 2015-56 and 2016-048 and Preliminary Plan Approval subject to two
conditions:
1. The project shall conform to the plans attached as part of the Petition.
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2. Additional detailing of the proposed screen wall shall be considered as approved
by Village staff.
Com. Weinstein advised that he is in favor of the proposed addition.
RESULT: RECOMMENDATION TO APPROVE [UNANIMOUS]
Next: 12/4/2017 7:30 PM
MOVER: Mitchell Weinstein, Commissioner
SECONDER: Scott Lesser, Commissioner
AYES: Moodhe, Cesario, Cohn, Goldspiel, Khan, Lesser, Weinstein, Au
Regular Meeting
Other Matters for Discussion
1. Recreational Vehicle (RV) Parking in Residential Districts (Workshop) (Trustee
Stein) (Staff Contact: Chris Stilling)
Mr. Stilling reviewed the changes made to the proposed regulations based upon
the previous comments from the Commissioners. The definition was revised to
include commercial and non-commercial classifications. The term “race car” was
removed from the definition. The revised definition ensures that commercial
trailers and vehicles are addressed. There was consensus among the
Commissioners with regards to limiting storage to ten (10) calendar days per
year. Long term storage was addressed to ensure that setback requirements are
met, or a variation will need to be applied for.
Com. Goldspiel is concerned with the use of the word “utilitarian” in the definition.
He does not want to see a commercial use in a residential area. Mr. Stilling will
look at the definition for that word and define it more clearly.
Com. Moodhe stated that the term “or other purposes” listed under General
Regulations is too broad. Mr. Stilling will take a look at that as well.
There were no additional questions or comments from the Commissioners. There
were no questions or comments from the audience.
Mr. Stilling will prepare the proposed text amendment for public hearing for the
second meeting in December most likely.
Approval of Minutes
1. Planning and Zoning Commission - Regular Meeting - Nov 1, 2017 7:30 PM
Moved by Com. Moodhe, seconded by Com. Khan, to approve the minutes of the
November 1, 2017 Planning & Zoning Commission regular meeting as submitted.
11/15/2017
RESULT: ACCEPTED [7 TO 0]
MOVER: Adam Moodhe, Commissioner
SECONDER: Zill Khan, Commissioner
AYES: Moodhe, Cesario, Cohn, Goldspiel, Khan, Lesser, Au
ABSTAIN: Mitchell Weinstein
Chairman's Report
None.
Committee and Liaison Reports
None.
Staff Report/Future Agenda Schedule
Mr. Stilling advised that the third public meeting for the Lake Cook Corridor project is scheduled
for Thursday, November 16, 2017 from 6:00 PM to 8:00 Pm at the Village Hall. It will again be an
Open House style meeting.
The December 6, 2017 agenda will include the two (2) continued public hearings; the addition for
1118 Alden Lane and Link Crossing.
Mr. Stilling advised that the Village Board approved the Plaza Verde West Re-Subdivision and K.
Karaoke. The Village Board also approved an Economic Incentive Agreement with BITS, which
will be moving into the 850 Asbury Drive building.
Public Comments and Questions
None.
Adjournment
The meeting was adjourned at 8:18 PM
Chris Stilling Director of Community Development
APPROVED BY ME THIS 15th DAY OF November , 2017