2018-04-04 - Planning and Zoning Commission - Agenda Packet
Meeting of the Village of Buffalo Grove
Planning and Zoning Commission
Regular Meeting
April 4, 2018 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 Variation for a 6' High Solid Fence at 23 Columbus Parkway (Trustee
Ottenheimer) (Staff Contact: Chris Stilling)
2. Consider a Variaition for an Electronic Message Sign at 847 Deer field Parkway (Trustee
Stein) (Staff Contact: Chris Stilling)
3. Consider a Special Use Amendment for Sky Fitness at 1501 Busch Parkway (Trustee
Ottenheimer) (Staff Contact: Chris Stilling)
III. Regular Meeting
A. Other Matters for Discussion
1. Consider Preliminary Plan Approval for a Building Addition at 1250 Busch
Parkway (Trustee Stein) (Staff Contact: Chris Stilling)
B. Approval of Minutes
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.
Updated: 3/29/2018 11:17 AM Page 1
Action Item : Consider a Variation for a 6' High Solid Fence at 23
Columbus Parkway
Recommendation of Action
Staff recommends approval.
The Petitioner is proposing to install a new six (6') foot wood privacy fence. Pursuant to Section
15.20.090.C. of the Village Fence Code, fences greater than five feet (5') shall be of an open design. As
the petitioner is proposing a solid fence, a variation is required.
ATTACHMENTS:
Staff Report (DOCX)
23 Columbus Pkwy - Plat (PDF)
Letter (PDF)
Petitioners Response to Standards for Variance (PDF)
Trustee Liaison Staff Contact
Ottenheimer Chris Stilling, Community Development
Wednesday, April 4, 2018
2.1
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VILLAGE OF BUFFALO GROVE
PLANNING & ZONING COMMISSION
STAFF REPORT
MEETING DATE: April 4, 2018
SUBJECT PROPERTY LOCATION: 23 Columbus Parkway
PETITIONER: Anca Constantin
PREPARED BY: Brian Sheehan, Building Commissioner
REQUEST: A variation to install a 6 foot solid fence.
EXSITING LAND USE AND ZONING: The property is improved with a single family home currently
zoned R5.
COMPREHENSIVE PLAN: The approved Village Comprehensive Plan calls for this property
and the immediate neighborhood to be single family detached
PROJECT BACKGROUND
The Petitioner is proposing to install a new six (6) foot wood privacy fence. Pursuant to Section
15.20.090.C. of the Village Fence Code, fences greater than five feet (5’) shall be of an open design. As
the petitioner is proposing a solid fence, a
variation is required.
PLANNING & ZONING ANALYSIS
As noted, the petitioner, who is constructing a
new home on the property, is proposing a six
(6) foot wood solid privacy fence along a
portion of their south side (rear) property line
and a portion of their west property line. The
fence would return to the house at its
termination as detailed on the plat of survey.
The purpose of the fence is to provide privacy
and to enclose the pool and pool equipment in
the rear and side yards.
Other than the height, the proposed fence would meet all other code requirements.
DEPARTMENTAL REVIEWS
Village Department Comments
Engineering The Village Engineer has no comments or objections with the proposed
fence.
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SURROUNDING PROPERTY OWNERS
Pursuant to Village Code, the contiguous property owners 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 the Village has
received four (4) calls for information concerning this project from neighbors. Once the nature of the
variation was explained, no comments were offered. Staff also received one email from a neighbor
requesting details of the fence variance, specifically the location of the fence. Staff provided the resident
with the plat of survey showing the location of the fence and the pictures of the style of fence proposed.
No response, or written comments have been received as of the date of this report.
STANDARDS
The Planning & Zoning Commission is authorized to grant variations of the Fence Code based on the
following criteria:
1. The plight of the owner is due to unique circumstances;
2. The proposed variation will not alter the essential character of the neighborhood;
3. There are practical difficulties or particular hardships in carrying out the strict letter of this
Chapter which difficulties or hardships have not been created by the person presently having an
interest in the property; and,
4. The proposed variation will not be detrimental to the public health safety and welfare.
The petitioner has provided responses to the standards for a variation which are included as an
attachment with this report.
STAFF RECOMMENDATION
Based upon the information included in the submittal, staff recommends approval of the variation.
ACTION REQUESTED
The Planning & Zoning Commission (PZC) shall open the public hearing and take public testimony
concerning the variation. The PZC shall make a final decision on whether or not to approve the variation.
2.1.a
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Updated: 3/23/2018 8:59 AM Page 1
Action Item : Consider a Variaition for an Electronic Message Sign
at 847 Deerfield Parkway
Recommendation of Action
Staff recommends approval, subject to the conditions in the staff report.
The petitioner is requesting a variation to install a ground sign, including an electronic message sign, at
847 Deerfield Parkway. Metro Storage is constructing a new self storage facility at the intersection of
Deerfield Road and Busch Parkway. As part of the development, Metro Storage is requesting a ground
sign that would incorporate an electronic message center as a part of the sign. As electronic message
signs require a variation, Metro Storage has submitted the required paperwork in order to proceed with a
variation to Section 14.20.070 of the Village Sign Code.
ATTACHMENTS:
Staff Report (DOCX)
Sign Drawings (PDF)
Petitioners Letter (PDF)
Trustee Liaison Staff Contact
Stein Chris Stilling, Community Development
Wednesday, April 4, 2018
2.2
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VILLAGE OF BUFFALO GROVE
PLANNING & ZONING COMMISSION
STAFF REPORT
MEETING DATE: April 4, 2017
SUBJECT PROPERTY LOCATION: 847 Deerfield Parkway
PETITIONER: Robert Heilman, VP of Development Metro Storage, LLC
PREPARED BY: Brian Sheehan, Building Commissioner
REQUEST: Requesting a variation to the sign code for an electronic
message sign.
EXSITING LAND USE AND ZONING: The property is improved with a self storage building and is
zoned industrial (I).
COMPREHENSIVE PLAN: The 2009 Comprehensive Plan calls for this property to be
an Industrial land use.
PROJECT BACKGROUND
The petitioner is requesting a variation to install a ground sign,
including an electronic message sign, at 847 Deerfield Parkway.
Metro Storage is constructing a new self storage facility at the
intersection of Deerfield Road and Busch Parkway. As part of the
development, Metro Storage is requesting a ground sign that would
incorporate an electronic message center as a part of the sign. As
electronic message signs require a variation, Metro Storage has
submitted the required paperwork in order to proceed with a
variation to Section 14.20.070 of the Village Sign Code.
PLANNING & ZONING ANALYSIS
Sign Design
The proposed sign will have a brick base.
The total height of the proposed sign is 9
feet from grade including the static upper
cabinet portion of the sign.
The static cabinet sign at the top portion of
the sign structure is 4’ 4” in height and 5’7”
in width for an area of 24.19 square feet.
The proposed electronic message center
sign area is 13.49 square feet in area.
The total sign area for this sign is 37.68
square feet.
The overall size of the sign would meet code.
2.2.a
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Location
The sign will be located on the northeast side of the building along Deerfield Parkway.
The sign will be situated on the north side of the main entrance off of Deerfield Parkway.
The sign will be set back 51’8 ½” from the property line.
Changeable Copy Standards
Section 14.20.070 of the Village of Buffalo Grove Sign Code sets forth certain
standards/requirements for electronic message signs.
The Petitioner has provided a letter to the Village acknowledging their intent to operate the sign
under the standards set forth in the Village of Buffalo Grove sign code.
SURROUNDING PROPERTY OWNERS
The property has been posted with the public hearing notice and the adjacent property owners have
been notified as required. To date, staff has received two (2) calls inquiring as to the nature of the public
hearing. Once the purpose of the variance was explained, the caller stated that he had no comment or
objection. No public comments concerning this variance request have been received.
DEPARTMENTAL REVIEWS
Village Department Comments
Engineering The Village Engineer has reviewed the sign location and does not have any
concerns with the proposed changes to this sign.
STANDARDS
The Planning & Zoning Commission is authorized to make a recommendation to the Village Board based
on the following criteria:
A. Except for Prohibited signs (Chapter 14.32), the Village Planning & Zoning Commission may
recommend approval or disapproval of a variance from the provisions or requirements of this
Title subject to the following:
1. The literal interpretation and strict application of the provisions and requirements of this
Title would cause undue and unnecessary hardships to the sign user because of unique or
unusual conditions pertaining to the specific building, parcel or property in question; and
2. The granting of the requested variance would not be materially detrimental to the property
owners in the vicinity; and
3. The unusual conditions applying to the specific property do not apply generally to other
properties in the Village; and
4. The granting of the variance will not be contrary to the purpose of this Title pursuant to
Section 14.04.020
B. Where there is insufficient evidence, in the opinion of the Planning & Zoning Commission, to
support a finding under subsection (A), but some hardship does exist, the Planning & Zoning
Commission may consider the requirement fulfilled if:
1. The proposed signage is of particularly good design and in particularly good taste; and
2. The entire site has been or will be particularly well landscaped.
The petitioner has provided responses to the criteria for variation within his letter to the Commission
dated February 20, 2018.
2.2.a
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STAFF RECOMMENDATION
Staff recommends approval of the proposed variation to allow an electronic message sign subject to the
following conditions:
1. The proposed sign shall substantially conform to the plans attached as part of the petition.
2. The sign shall be operated in conformance with all other standards set forth in Section
14.20.070 D of the Village of Buffalo Grove Sign Code.
ACTION REQUESTED
The Planning & Zoning Commission (PZC) shall open the public hearing and take public testimony
concerning the variation. The PZC shall make a recommendation to the Village Board.
2.2.a
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Updated: 3/23/2018 10:42 AM Page 1
Action Item : Consider a Special Use Amendment for Sky Fitness at
1501 Busch Parkway
Recommendation of Action
Staff recommends approval, subject to conditions.
Sky Fitness is proposing to amend their plans from 2017 for an addition to the existing th eir existing
building. Further information can be found in the attached staff report.
ATTACHMENTS:
Staff Report 2018 (DOCX)
Plans (PDF)
Sky Fitness Addition Narative (DOCX)
Criteria for special use (DOCX)
Ord 2017-50 (PDF)
Trustee Liaison Staff Contact
Ottenheimer Chris Stilling, Community Development
Wednesday, April 4, 2018
2.3
Packet Pg. 20
VILLAGE OF BUFFALO GROVE
PLANNING & ZONING COMMISSION
STAFF REPORT
MEETING DATE: April 4, 2018
SUBJECT PROPERTY LOCATION: 1501 Busch Parkway
PETITIONER: Sky Fitness Corporation/Yan Belfor
PREPARED BY: Nicole Woods, Village Planner
REQUEST: Petition to the Village of Buffalo Grove for an amendment to
Special Use Ordinance 97-4 as amended by Ordinances 2017-
050, 2015-56, and 2016-048 and Preliminary Plan Approval.
EXSITING LAND USE AND ZONING: The property is improved with the existing Sky Fitness Center
and is currently zoned Industrial.
COMPREHENSIVE PLAN: The approved Village Comprehensive Plan calls for this property
to be Commercial.
PROJECT OVERVIEW and HISTORY
Sky Fitness (1501 Busch Parkway) is currently operating with a
special use in the Industrial District. Ordinance 97-4, which
was passed in 1997, approved a special use in the industrial
district for the Highland Park Hospital Health and Fitness
Center. In 2012, Highland Park Hospital Health and Fitness and
was sold to 1501 Busch Parkway, LLC for Sky Fitness. The
special use was not restrictive to the developer and
consequently, Sky Fitness has operated the facility under the
same special use.
On October 6, 2015, the Village Board approved Ordinance
2015-56 granting an amendment to the Special Use Ordinance
97-4 for an expansion of Sky Fitness’s facility. In October 2016,
the Village Board approved Ordinance 2016-48 granting a
further amendment to the Special Use Ordinance allowing the petitioner to modify this addition. Sky
Fitness ultimately decided not to construct this addition. In December 2017, the Village Board approved
Ordinance 2017-050, which was a new proposed concept that expanded their facility with a one-story
addition on the eastern side of the building.
The petitioner has decided to modify the addition it proposed in 2017. Sky Fitness is now proposing to
expand their facility with a two-story addition on the eastern side of the building and replace part of the
eastern parking lot. The footprint of the addition, as approved in 2017 would remain the same. The
addition would now include three levels (lower level, first floor, and second floor), and cumulatively add
between 40,000 – 44,000 square feet of usable space to the facility. The height of the building would be
Busch Parkway
2.3.a
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42’ and match the existing building’s height 42’. As a result of the changes, another amendment is
required.
PLANNING, ZONING, AND ENGINEERING ANALYSIS
Proposed Improvements
The lower level addition would be approximately 19,500-20,000 square feet and include additional
lockers, spa, lounges, and other exercise rooms. The first floor addition would be approximately 12,000-
13,000 square feet and include a common area, locker room, club area, and an approximately 7,000 -
8,000 square foot outdoor pool and deck area. The height of the building would be 42’ and match the
existing building’s height 42’. As this new concept is a significant deviation from the original approved
plans, an amendment to the special use ordinance is required.
The proposed expanded development fulfills the dimensional requirements in the Industrial District and
hence no variation is necessary.
Design
The proposed addition generally continues the architecture and materials of the existing facility.
Specifically, it will feature brick veneer, windows, color, and EIFS finish to match the existing building.
Staff finds that the addition generally fits within the design context of the building and site itself.
However, staff has expressed concern regarding the EIFS massing on the east elevation and that the
petitioner should consider adding spandrel glass to help brick up the mass.
The one-story addition that was approved in 2017 per Ordinance 2017-050 was conditional to adding
detailing on the proposed wall in front of the pool. It should be noted that the current proposal does
include some additional detailing to the wall, specifically pillars with spherical light fixtures that are
dispersed throughout the masonry screen.
Stormwater
To accommodate the addition, the petitioner will be adding approximately 3,500 cubic feet of capacity
to the existing detention pond that is currently on the west side of the site. The Village Engineer has
reviewed and approved the drainage plans.
Parking
The addition would slightly reduce the number of parking space on the property, however Sky Fitness
has ample parking for its facility. The municipal code requires a recreation building to offer 1.0 off-
street parking spaces per 1,000 square feet of floor area. With the addition, the Sky Fitness facility will
have a total of 105,000 – 109,000 square feet of floor area, thus requiring a minimum parking
requirement of 105-109 spaces. With the proposed addition and modified parking lot, Sky Fitness would
offer approximately 247 stalls.
DEPARTMENTAL REVIEWS
Village Department Comments
Engineering The Village Engineer has reviewed the proposed plans and has no
specific comments regarding the preliminary plans.
Fire Department The Fire Department has reviewed the proposed plans and notes that
the sprinkler system location will require further review. In addition, the
petitioner shall provide a turning template showing how a fire truck can
maneuver within the site to access the fire hookup.
2.3.a
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PUBLIC COMMENTS
Pursuant to Village Code, the contiguous property owners were notified and a public hearing sign was
posted on the subject property. The posting of the public hearing sign and the mailing of the
notifications were both completed within the required timeframe. As of the date of this Staff Report the
Village has not received any inquires.
STANDARDS FOR A SPECIAL USE
In order to receive approval for a Special Use, the petitioner must address the following standards:
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. 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.
The petitioner has provided a response to the standards (attached).
STAFF RECOMMENDATION
Staff recommends approval subject to the following conditions:
1. The project shall conform to the plans attached as part of the petition.
2. The elevations shall be revised in a manner acceptable to the Village. The petitioner shall
provide some additional architectural details to help break up the mass of the building along the
east elevation.
3. The final plans shall be revised in a manner acceptable to the Fire Department.
2.3.a
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ACTION REQUESTED
The Planning & Zoning Commission (PZC) shall open the public hearing and take public testimony and
the PZC shall then make a recommendation to the Village Board.
2.3.a
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2.3.b
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2.3.b
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Sky Fitness Addition Narratives: 02/18/2018
This project is designed to provide additional square footage within a minimal footprint and to
aesthetically coordinate with the existing facility. The additional 25,920 square feet is 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), and Arlington
Heights (Midtown Athletic) play host to upscale country club style fitness facilities. These competitors
have hundreds if not thousands of Buffalo Grove residents within their membership populations. We are
very confident that once we can provide similar services we will 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. A similar
understanding has been blended into 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 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 us to re-introduce our spin cycling program. We will 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. The addition of a second story became necessary after our architect and building consultant
reviewed our objective of having a resort style ambiance for the outdoor pool space. The unfortunate
sightlines created by Woodman’s loading zone & building height made it necessary to block as much of
that out as possible. The second floor will also allow us to fulfil our original concept of having racquet
sports & multipurpose sport space for both senior and youth fitness concepts. Once this addition is
accomplished we strongly believe Sky Fitness will be the destination for Health & Wellness for both
Buffalo Grove and the surrounding communities.
Larry Heller
Executive Director of Sky Fitness
2.3.c
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17.28.040 ‐ Criteria for special use.
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;
Reply to 1. The special use will serve the public convenience at this location
and this special use will not be detrimental or endanger the public health,
safety, morals, comfort, or general welfare.
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;
Reply to 2. Sky Fitness has respected the size and space of this special use.
We understand the nature and intensity of this operation and will assure with
respect to giving harmonious access and orderly development of the
business district.
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;
Reply 3.This special use will not be injurious to the use and enjoyment of
other property in the immediate vicinity. This special use will coincide with
the special use already permitted in this zoning and will not diminish or
impair other property values.
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;
Reply 4.The nature, location, size of this building structure involved in this
special use will not impede, hinder or discourage the development and use of
adjacent land and buildings in accord with the zoning district. We will not.
5. Adequate utilities, access roads, drainage, and/or other necessary
facilities have been or will be provided;
Reply 5. We will provide adequate utilities access roads, drainage and or any
other necessary facilities.
2.3.d
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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.
Reply 6. We will provide adequate parking and adequate size for particular
special use; these areas will be properly located and suitable for the
business district uses. Entrance and exit driveways to and from these
parking areas shall be designed to prevent traffic hazards and to minimize
traffic congestion to the exit streets.
2.3.d
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2.3.e
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2.3.e
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2.3.e
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2.3.e
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Northeast Perspective
2.3.e
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Updated: 3/29/2018 11:24 AM Page 1
Action Item : Consider Preliminary Plan Approval for a Building
Addition at 1250 Busch Parkway
Recommendation of Action
Staff recommends approval, subject to conditions in the attached staff report.
The subject property is improved with an existing 55,000 square foot industrial building that is occupied by
Schultes Precision Manufacturing located at 1250 Busch Parkway. The business is growing and they are
looking to expand on the site. The business is seeking a 54,725 square foot addition to the west side of
the existing industrial building. As the proposed plan complies with all applicable ordinances, a public
hearing is not warranted. However, preliminary plan approval is required prior to the issuance of a
building permit.
ATTACHMENTS:
staff report (DOCX)
Plans (PDF)
Trustee Liaison Staff Contact
Stein Chris Stilling, Community Development
Wednesday, April 4, 2018
3.A.1
Packet Pg. 42
VILLAGE OF BUFFALO GROVE
PLANNING & ZONING COMMISSION
STAFF REPORT
MEETING DATE: April 4, 2018
SUBJECT PROPERTY LOCATION: 1250 Busch Parkway
PETITIONER: Schultes Precision Manufacturing
PREPARED BY: Christopher Stilling, Director of Community Development
REQUEST: Petition to the Village of Buffalo Grove for preliminary plan
approval for a 54,725 square foot building addition.
EXSITING LAND USE AND ZONING: The property is improved with a 55,000 square foot industrial
building
COMPREHENSIVE PLAN: The approved Village Comprehensive Plan calls for this
property to be Industrial.
PROJECT BACKGROUND
The subject property is improved with an existing 55,000 square foot industrial building that is
occupied by Schultes Precision Manufacturing located at 1250 Busch Parkway. The business is
growing and they are looking to expand on the site. The business is seeking a 54,725 square foot
addition to the west side of the existing industrial building. As the proposed plan complies with all
applicable ordinances, a public hearing is not warranted. However, preliminary plan approval is
required prior to the issuance of a building permit.
PLANNING & ZONING ANALYSIS
The following is a summary outlining compliance with the Village Code:
Zoning
The proposed development fulfills the dimensional requirements in the I District as shown below.
Industrial District Dimensional Requirements Vs Proposed Development at 850 Asbury
I District Requirements Proposed Development
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Front 25 ft. (Min) 102 ft. at the closest point
Side 15 ft. (Min) 56 ft. at the closest point
Rear 15 ft. (Min) 72 ft. at the closest point
Building Height
4 Stories or 50 ft (whichever is
less) 25.5
FAR 0.8 (Max) 0.39
3.A.1.a
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Surrounding Land Uses
The proposed development is consistent with the other industrial uses and development within the
Corporate Grove industrial park, all of which is zoned Industrial.
Proposed Infrastructure and Facilities
Vehicular Accessibility & Parking
The petitioner will utilize the two (2) existing vehicular points of access onto Busch Parkway for the
development. The proposed development includes a total of 157 parking spaces. Parking in the
Industrial District is based on the number of employees. In this case, the petitioner has 116
employees and an additional 10,000 square feet of office. Per Code, a total of 150 parking spaces
are required. The proposed plans would meet Village Code.
Stormwater
When the Corporate Grove development was constructed, stormwater detention was provided for
this parcel. Consequently, the existing system can sufficiently serve the proposed addition. All
required stormwater is being provided and the proposed project would comply with both the
Village’s Development Ordinance and the Lake County Watershed Development Ordinance.
Landscaping
The applicant has provided a preliminary landscape plan for the overall site. The plan includes
landscaping around the new addition as well as within the parking lot.
Elevations
The proposed addition would be constructed of pre-cast concrete. The existing building is masonry.
To try and match the existing building, the new addition would have painted stamped brick in
certain locations. The last photo on the plan set shows how the painted stamp ed brick could look
when integrated with actual masonry. Staff does have some concerns about the appearance and
has asked the petitioner to provide further details at time of building permit. The height of the
addition would match the existing building (27.6’).
DEPARTMENTAL REVIEWS
Village
Department
Comments
Engineering The Village Engineer has reviewed the proposed plans and has no specific
comments regarding the preliminary plans. The Village Engineer does note that
the Developer still needs to complete final engineering.
Fire
Department
The Fire Department has reviewed the proposed plans and does not have any
objections. Further review will be required at time of the building permit
submittal.
STAFF RECOMMENDATION
Staff recommends approval subject to the following conditions:
1. The project shall conform to the plans attached as part of the petition.
3.A.1.a
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2. The petitioner shall provide samples of the building materials prior to the issuance of a
building permit. Following a review and analysis of the staff Appearance Review Team
(ART), the elevations may need to be revised in a manner acceptable to the Village.
3. The proposed dumpster location shall be revised in a manner acceptable to the Village.
4. Final engineering shall be revised in a manner acceptable to the Village Engineer.
ACTION REQUESTED
The Planning & Zoning Commission (PZC) shall review the plans and then make a recommendation
to the Village Board.
3.A.1.a
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