Loading...
The URL can be used to link to this page
Your browser does not support the video tag.
2018-10-03 - Planning and Zoning Commission - Agenda Packet
Meeting of the Village of Buffalo Grove Planning and Zoning Commission Regular Meeting October 3, 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 Approval of a Variation for a Recreational Vehicle (Pop -Up Camper) to be Stored in the Side Yard at 618 Bernard Drive (Trustee Stein) (Staff Contact: Chris Stilling) 2. Consider Approval of an Amendment to Special Use Ordinance 97-4 as Amended by Ordinances 2018-019, 2017-050, 2015-56, and 2016-048 and Preliminary Plan Approval (Trustee Ottenheimer) (Staff Contact: Chris Stilling) III. Regular Meeting A. Other Matters for Discussion B. Approval of Minutes 1. Planning and Zoning Commission - Regular Meeting - Sep 5, 2018 7:30 PM 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 meet ing or facilities, contact the ADA Coordinator at 459-2525 to allow the Village to make reasonable accommodations for those persons. Updated: 9/28/2018 2:14 PM Page 1 Action Item : Consider Approval of a Variation for a Recreational Vehicle (Pop-Up Camper) to be Stored in the Side Yard at 618 Bernard Drive Recommendation of Action Staff recommends approval, subject to the conditions in the attached staff report. The Petitioner Laurel Brannan at 618 Bernard Drive has filed a petition to allow for a variation to store a pop-up camper in the side yard year-round. Based on the Village's new regulations, a variation is required as the camper would encroach into the side yard setback as well as have screening of less than 5' high. ATTACHMENTS: Staff Report (DOCX) Plan Set (PDF) Trustee Liaison Staff Contact Stein Chris Stilling, Community Development Wednesday, October 3, 2018 2.1 Packet Pg. 2 VILLAGE OF BUFFALO GROVE PLANNING & ZONING COMMISSION STAFF REPORT MEETING DATE: October 3, 2018 SUBJECT PROPERTY LOCATION: 618 Bernard Drive PETITIONER: Laurel Brannan PREPARED BY: Rati Akash, Planner REQUEST: A variation to allow for the storage of a recreational vehicle (pop-up camper) in the side yard which is screened by a fence slightly shorter than the required height. EXSITING LAND USE AND ZONING: The property is improved with a single-family home and is zoned R5A. COMPREHENSIVE PLAN: The 2009 Comprehensive Plan calls for this property to be single family detached housing. BACKGROUND The new RV Ordinance took effect on August 1, 2018 which regulates single-family properties to store one (1) RV on a driveway from May 15th to September 30th. At all other times of the year, the outside storage of a RV is allowed in the rear and/or side yard of a lot and it must meet the zoning setbacks. The RV shall also be screened from public view (landscaping or fencing) and parked on a hard surface (asphalt, pavers, etc.). The RV shall also be screened from public view (landscaping or fencing) and parked on a hard surface (asphalt, pavers, etc.). The Petitioner Laurel Brannan at 618 Bernard Drive has filed a petition to allow for a variation to store a pop-up camper in the side yard year round. The pop-up camper is screened by an existing fence slightly shorter than the required 5’. PLANNING AND ZONING ANALYSIS Size and Usage The petitioner has stored the pop-camper in the east side yard for 5 years, and it’s used for camping purposes only. The pop-up camper is taken out for camping approximately 8-10 times in a year. The pop-up camper measures approximately 7’-1” in width, 12’-0” in length including the hitch, and 4’-10” in height based on staff’s measurements. The size of the pop-up camper is well within the permissible size outlined in the RV regulations. 2.1.a Packet Pg. 3 At t a c h m e n t : S t a f f R e p o r t ( C o n s i d e r A p p r o v a l o f a V a r i a t i o n f o r a R e c r e a t i o n a l V e h i c l e ( P o p - U p C a m p e r ) a t 6 1 8 B e r n a r d D r i v e ) Location and Storage The Petitioner is requesting a variation to store the pop-up camper in the side yard all year long due to the property’s existing conditions. As shown, the camper is setback approximately 3’ from the east side lot line. The subject property has a one car garage and the pop-up camper is unable to go through the existing 7’ wide garage door The property is pie shaped with a reducing side yard width towards the rear. The west side yard setback line from the rear portion of the building measures approximately 12’-0” in width, however this area has bushes and small trees which further narrows the width. The east side yard setback line from the rear portion of the building measures 6’-7”, which limits access to the rear. The Petitioner indicates that the pop-up camper in the east side yard is conveniently taken out, without having to move it over the grass. Hence, the most conducive space to park the RV is in the east side yard of this site. The pop-up camper is parked on pavers (hard surface) with gravel in between. The RV regulations require the wheels of the RV to be parked on a hard surface, and in this case the pop-up camper meets the requirements. The Petitioner has reached out to her neighbors, including the neighbor at 604 Bernard Drive directly adjacent to the pop-up camper, and she has indicated that none of them have any concerns with the pop-up camper being stored in the east side yard. Screening The Petitioner has installed a wooden open scalloped fence to conceal the pop-up camper and two garbage cans stored in the east side yard. The first segment of the fence runs parallel to the sidewalk which is scalloped with the highest point measuring 4’-8” and the lowest point measuring 4’-2”. The second segment of the open wooden fence is 4’-8” in height, setback approximately 8’-10” from the southeast corner of the building, and 12’-0” in length. This fence serves the purpose of concealing the pop-up camper from the street and adjoining house at 604 Bernard Drive. The existing fence of 4’-8” tall is slightly lower than the required 5’-0” tall fence as per the RV regulations. Staff finds that the existing fence still efficiently screens the pop-up camper from both the street and the neighbor’s property. 2.1.a Packet Pg. 4 At t a c h m e n t : S t a f f R e p o r t ( C o n s i d e r A p p r o v a l o f a V a r i a t i o n f o r a R e c r e a t i o n a l V e h i c l e ( P o p - U p C a m p e r ) a t 6 1 8 B e r n a r d D r i v e ) Variations requested 1. As outlined in the RV regulations, the pop-up camper can only be stored within the building setbacks for each specific zoning district. In this case, the pop-up camper is supposed to be setback 6’ from the lot line. As proposed, it is setback approximately 3’ from the lot line. 2. The RV regulations require the fence screening to be a minimum of 5’-0” in height, the existing fence requires a variation to allow for a 4’-8” fence in height. Other than the pop-up camper being stored in the side yard and the fence height, all other provisions in the new RV regulations would be met by the Petitioner. 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, the Village has not received any inquiries into the variance request. STANDARDS The Planning & Zoning Commission is authorized to grant variations to the regulations of the Zoning Ordinance based upon findings of fact which are made based upon evidence presented at the hearing that: 1. The property in question cannot yield a reasonable return if permitted to be used only under the conditions allowed by the regulations of the zoning district in which it is located except in the case of residential zoning districts (not applicable in this case); 2. The plight of the owner is due to unique circumstances; 3. The proposed variation will not alter the essential character of the neighborhood. The petitioner has provided a written response to the standards for a variation which are included in this packet. STAFF RECOMMENDATION Staff recommends approval of a variation to the RV regulations to allow a pop-up camper to be stored in the side yard year-round, subject to the following conditions: 1. The variation shall apply to the pop-up camper that has a size and shape reasonably consistent with the materials provided as part of the petition. 2. The variation shall not run with the land. 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 or deny the variation. Should the variation be denied by the PZC, the petitioner may appeal the decision to the Village Board. 2.1.a Packet Pg. 5 At t a c h m e n t : S t a f f R e p o r t ( C o n s i d e r A p p r o v a l o f a V a r i a t i o n f o r a R e c r e a t i o n a l V e h i c l e ( P o p - U p C a m p e r ) a t 6 1 8 B e r n a r d D r i v e ) 2.1.b Packet Pg. 6 At t a c h m e n t : P l a n S e t ( C o n s i d e r A p p r o v a l o f a V a r i a t i o n f o r a R e c r e a t i o n a l V e h i c l e ( P o p - U p C a m p e r ) a t 6 1 8 B e r n a r d D r i v e ) 2.1.b Packet Pg. 7 At t a c h m e n t : P l a n S e t ( C o n s i d e r A p p r o v a l o f a V a r i a t i o n f o r a R e c r e a t i o n a l V e h i c l e ( P o p - U p C a m p e r ) a t 6 1 8 B e r n a r d D r i v e ) 2.1.b Packet Pg. 8 At t a c h m e n t : P l a n S e t ( C o n s i d e r A p p r o v a l o f a V a r i a t i o n f o r a R e c r e a t i o n a l V e h i c l e ( P o p - U p C a m p e r ) a t 6 1 8 B e r n a r d D r i v e ) 2.1.b Packet Pg. 9 At t a c h m e n t : P l a n S e t ( C o n s i d e r A p p r o v a l o f a V a r i a t i o n f o r a R e c r e a t i o n a l V e h i c l e ( P o p - U p C a m p e r ) a t 6 1 8 2.1.b Packet Pg. 10 At t a c h m e n t : P l a n S e t ( C o n s i d e r A p p r o v a l o f a V a r i a t i o n f o r a R e c r e a t i o n a l V e h i c l e ( P o p - U p C a m p e r ) a t 6 1 8 2.1.b Packet Pg. 11 At t a c h m e n t : P l a n S e t ( C o n s i d e r A p p r o v a l o f a V a r i a t i o n f o r a R e c r e a t i o n a l V e h i c l e ( P o p - U p C a m p e r ) a t 6 1 8 B e r n a r d D r i v e ) 2.1.b Packet Pg. 12 At t a c h m e n t : P l a n S e t ( C o n s i d e r A p p r o v a l o f a V a r i a t i o n f o r a R e c r e a t i o n a l V e h i c l e ( P o p - U p C a m p e r ) a t 6 1 8 B e r n a r d D r i v e ) 2.1.b Packet Pg. 13 At t a c h m e n t : P l a n S e t ( C o n s i d e r A p p r o v a l o f a V a r i a t i o n f o r a R e c r e a t i o n a l V e h i c l e ( P o p - U p C a m p e r ) a t 6 1 8 B e r n a r d D r i v e ) 2.1.b Packet Pg. 14 At t a c h m e n t : P l a n S e t ( C o n s i d e r A p p r o v a l o f a V a r i a t i o n f o r a R e c r e a t i o n a l V e h i c l e ( P o p - U p C a m p e r ) a t 6 1 8 B e r n a r d D r i v e ) Updated: 9/28/2018 10:22 AM Page 1 Action Item : Consider Approval of an Amendment to Special Use Ordinance 97-4 as Amended by Ordinances 2018-019, 2017-050, 2015-56, and 2016-048 and Preliminary Plan Approval Recommendation of Action Staff recommends approval, subject to conditions in the attached staff report. Currently, Sky Fitness is seeking to amend the 2018 approved plans by expanding the south corner of the building, which features a rotunda and houses a kids? play area. This expansion is a two -story addition that would cumulatively provide 4,650 square feet on the south side of the building. The addition proposed in the Ordinance 2018-019 would remain as approved, however that addition will no longer include the lower level basement. Sky Fitness maintains that the proposed 4,650 square foot addition would eliminate the need of the lower level. The proposed addition meets all setback and height requirements, however because this represents a significant change to the plan, another amendment is required. ATTACHMENTS: Staff Report (DOCX) Plan Set (PDF) Trustee Liaison Staff Contact Ottenheimer Chris Stilling, Community Development Wednesday, October 3, 2018 2.2 Packet Pg. 15 VILLAGE OF BUFFALO GROVE PLANNING & ZONING COMMISSION STAFF REPORT MEETING DATE: October 3, 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 2018- 019, 2017-050, 2016-048, and 2015-56, 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. Over the past several years, Sky Fitness has looked to expand their facility. The following provides a history of the ordinances and proposed improvements. Ordinance 2015-56 (October 2015) granted an amendment to the Special Use Ordinance 97-4 for an addition on the western side of Sky Fitness’s facility. Ordinance 2016-48 (October 2016) granted an amendment to modify the plans that were approved in Ordinance 2015-56. Sky Fitness ultimately decided not to construct this addition. Ordinance 2017-050 (December 2017) granted an amendment for a new concept that expanded their facility with a one-story addition on the eastern side of the building. Ordinance 2018-019 (April 2018) granted an amendment to modify the addition proposed in approved in Ordinance 2017-050 with a two-story addition on the eastern side of the building and replace part of the eastern parking lot. The addition includes three levels (lower level, first Busch Parkway 2.2.a Packet Pg. 16 At t a c h m e n t : S t a f f R e p o r t ( C o n s i d e r A p p r o v a l o f a n A m e n d m e n t t o O r d i n a n c e 2 0 1 8 - 0 1 9 f o r S k y F i t n e s s a t 1 5 0 1 B u s c h P a r k w a y ) Existing Rotunda on the Southern Side of Sky Fitness Proposed Addition on the Southern Side of Sky Fitness floor, and second floor), and cumulatively add between 40,000 – 44,000 square feet of usable space to the facility. The addition would also include 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’. Currently, the Petitioner is seeking to amend the 2018 approved plans by expanding the south corner of the building, which features a rotunda and houses a kids’ play area. This expansion is a two-story addition that would cumulatively provide 4,650 square feet on the south side of the building. The addition proposed in the Ordinance 2018-019 would remain as approved, however that addition will no longer include the lower level basement. Sky Fitness maintains that the proposed 4,650 square foot addition would eliminate the need of the lower level. The proposed addition meets all setback and height requirements, however because this represents a significant change to the plan, another amendment is required. PLANNING, ZONING, AND ENGINEERING ANALYSIS Proposed Improvements The proposed 4,650 square foot addition is two floors. On the first floor, the addition adds approximately 1,765 square feet which would expand the kids club area to 2,927 square feet. The second floor would be approximately 2,885 square feet and be utilized for training and spinning. The height of the building would be less the existing building’s height 42’. 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. Stormwater The petitioner is adding approximately 3,500 cubic feet of capacity to the existing detention pond on the west side of the property. This added capacity is sufficient for the addition per the Ordinance 2018-019 as well this proposed addition. The Village Engineer has reviewed and approved the drainage plans. Parking 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 approximately 102,000 square feet of floor area (which includes the pool deck area) thus requiring a minimum parking requirement of 102 spaces. Sky Fitness currently has 247 stalls. 2.2.a Packet Pg. 17 At t a c h m e n t : S t a f f R e p o r t ( C o n s i d e r A p p r o v a l o f a n A m e n d m e n t t o O r d i n a n c e 2 0 1 8 - 0 1 9 f o r S k y F i t n e s s a t 1 5 0 1 B u s c h P a r k w a y ) 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 has no specific comments regarding the preliminary plans. 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: 2.2.a Packet Pg. 18 At t a c h m e n t : S t a f f R e p o r t ( C o n s i d e r A p p r o v a l o f a n A m e n d m e n t t o O r d i n a n c e 2 0 1 8 - 0 1 9 f o r S k y F i t n e s s a t 1 5 0 1 B u s c h P a r k w a y ) 1. The project shall conform to the plans attached as part of the petition. 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. 2.2.a Packet Pg. 19 At t a c h m e n t : S t a f f R e p o r t ( C o n s i d e r A p p r o v a l o f a n A m e n d m e n t t o O r d i n a n c e 2 0 1 8 - 0 1 9 f o r S k y F i t n e s s a t 1 5 0 1 B u s c h P a r k w a y ) The Sky Fitness Addition is designed to provide additional square footage within a minimal footprint and to aesthetically coordinate with the existing facility. The additional 29,255 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 include an outdoor swimming pool, outdoor sun deck, a small kitchen to provide simple and healthy food & beverage concepts, a clubhouse and private lounge to accommodate the food and beverage as well as to host events like parties & social gatherings. The addition also features 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. With the building addition design complete and in for permit approval, we began to discuss our next phase of work hoping to connect the southeast corner of the existing building to the new building addition. Through these early discussions, it became evident that this area would not be constructible in the future due to tight constraints between the detention pond for Woodman’s and our new addition therefore necessitating concurrent construction. The additional programming space in this area significantly impacts how the first and second floor space could be utilized more efficiently. It allows the spa services to move to the first and second floors, eliminates the need for the lower level, which is a very expensive part of the construction, and alleviates a groundwater infiltration risk inherent with a basement in the water table. Additionally, the reconsidered programming and modified layout offers higher ceiling heights in some areas and natural light which could not be accomplished in a lower level. Further, elimination of the lower level reduces the construction duration and greatly simplifies long term maintenance of the facility. Once the addition is complete, we strongly believe Sky Fitness will be the destination for Health & Wellness for both Buffalo Grove and the surrounding communities. Approximately 29,255 sf of additional interior space (15,593 sf first floor; 13,662 sf second floor) Minimal footprint Aesthetically coordinate with the existing facility with brick, stone and EIFS exterior construction Provide Buffalo Grove residents upscale country club style fitness facilities 2.2.b Packet Pg. 20 At t a c h m e n t : P l a n S e t ( C o n s i d e r A p p r o v a l o f a n A m e n d m e n t t o O r d i n a n c e 2 0 1 8 - 0 1 9 f o r S k y F i t n e s s a t 1 5 0 1 B u s c h P a r k w a y ) Proposed services will include Outdoor swimming pool Outdoor sun deck Small kitchen to provide simple and healthy food & beverage concepts Clubhouse and private lounge area Host events like parties & social gatherings Upscale spa services Re‐introduce spin cycling program Racquet sports & multipurpose sport space for both senior and youth fitness concepts 2.2.b Packet Pg. 21 At t a c h m e n t : P l a n S e t ( C o n s i d e r A p p r o v a l o f a n A m e n d m e n t t o O r d i n a n c e 2 0 1 8 - 0 1 9 f o r S k y F i t n e s s a t 1 5 0 1 B u s c h P a r k w a y ) 55 5 . 4 3 ' N0 3 ° 5 5 ' 5 8 " E 645.50' N86°04'02"W 173.94'S86°04'02"E 17.99' S03°55'58"W 54 . 4 4 ' S0 3 ° 5 5 ' 3 4 " W 193.30' S86°04'02"E 22 3 . 9 0 ' S0 3 ° 5 5 ' 5 8 " W 5. 0 0 ' 10 . 0 0 ' LOT 8 BUSCH PARKWAY S88°57'05"E CH.=210.02' RAD.=2086.94' ARC=210.10' S10°19'14"E CH.=73.86' RAD.=150.00' ARC=74.63' S10°19'11"E CH.=204.37' RAD.=415.00' ARC=206.49' REFERENCE BENCH MARK: VILLAGE OF BUFFALO GROVE BENCHMARK NO. 57 DESCRIPTION: BRASS DISK SET IN CONCRETE MONUMENT EL.= 648.11 (NAVD 1988) SITE BENCH MARK: CUT SQUARE IN CONC. BASE OF LIGHT POLE EL.= 646.82 (NAVD 1988) PARCEL I: LOT 1, IN THE CORPORATE GROVE FIRST RESUBDIVISION, BEING A RESUBDIVISION OF LOTS 1 THROUGH 7 IN THE CORPORATE GROVE, IN THE SOUTHWEST 1/4 OF SECTION 26, TOWNSHIP 43 NORTH, RANGE 11, EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT THEREOF RECORDED JANUARY 31, 1997 AS DOCUMENT 3928723, IN LAKE COUNTY, ILLINOIS. PARCEL II: EASEMENT FOR INGRESS AND EGRESS OVER THE WESTERLY 20 FEET OF LOT 2 IN CORPORATE GROVE FIRST RESUBDIVISION, AFORESAID, FOR THE BENEFIT OF PARCEL 1, AS RESERVED ON THE PLAT OF SAID RESUBDIVISION. 1501 BUSCH PARKWAY, BUFFALO GROVE, ILLINOIS 2.2.b Packet Pg. 22 At t a c h m e n t : P l a n S e t ( C o n s i d e r A p p r o v a l o f a n A m e n d m e n t t o O r d i n a n c e 2 0 1 8 - 0 1 9 f o r S k y F i t n e s s a t 1 5 0 1 B u s c h P a r k w a y ) 2.2.b Packet Pg. 23 At t a c h m e n t : P l a n S e t ( C o n s i d e r A p p r o v a l o f a n A m e n d m e n t t o O r d i n a n c e 2 0 1 8 - 0 1 9 f o r S k y F i t n e s s a t 1 5 0 1 B u s c h P a r k w a y ) © 2017 Partners in Design Architects, Inc. 2.2.b Packet Pg. 24 At t a c h m e n t : P l a n S e t ( C o n s i d e r A p p r o v a l o f a n A m e n d m e n t t o O r d i n a n c e 2 0 1 8 - 0 1 9 f o r S k y F i t n e s s a t 1 5 0 1 B u s c h P a r k w a y ) © 2018 Partners in Design Architects, Inc. 2.2.b Packet Pg. 25 At t a c h m e n t : P l a n S e t ( C o n s i d e r A p p r o v a l o f a n A m e n d m e n t t o O r d i n a n c e 2 0 1 8 - 0 1 9 f o r S k y F i t n e s s a t 1 5 0 1 B u s c h P a r k w a y ) ADDITIONAL BUILDING AREA: 4,650 SF 2.2.b Packet Pg. 26 At t a c h m e n t : P l a n S e t ( C o n s i d e r A p p r o v a l o f a n A m e n d m e n t t o O r d i n a n c e 2 0 1 8 - 0 1 9 f o r S k y F i t n e s s a t 1 5 0 1 B u s c h P a r k w a y ) ADDITIONAL BUILDING AREA: 4,650 SF 2.2.b Packet Pg. 27 At t a c h m e n t : P l a n S e t ( C o n s i d e r A p p r o v a l o f a n A m e n d m e n t t o O r d i n a n c e 2 0 1 8 - 0 1 9 f o r S k y F i t n e s s a t 1 5 0 1 B u s c h P a r k w a y ) ADDITIONAL BUILDING AREA: 4,650 SF 2.2.b Packet Pg. 28 At t a c h m e n t : P l a n S e t ( C o n s i d e r A p p r o v a l o f a n A m e n d m e n t t o O r d i n a n c e 2 0 1 8 - 0 1 9 f o r S k y F i t n e s s a t 1 5 0 1 B u s c h P a r k w a y ) ADDITIONAL BUILDING AREA: 4,650 SF 2.2.b Packet Pg. 29 At t a c h m e n t : P l a n S e t ( C o n s i d e r A p p r o v a l o f a n A m e n d m e n t t o O r d i n a n c e 2 0 1 8 - 0 1 9 f o r S k y F i t n e s s a t 1 5 0 1 B u s c h P a r k w a y ) ADDITIONAL BUILDING AREA: 4,650 SF 2.2.b Packet Pg. 30 At t a c h m e n t : P l a n S e t ( C o n s i d e r A p p r o v a l o f a n A m e n d m e n t t o O r d i n a n c e 2 0 1 8 - 0 1 9 f o r S k y F i t n e s s a t 1 5 0 1 B u s c h P a r k w a y ) 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. 2.2.b Packet Pg. 31 At t a c h m e n t : P l a n S e t ( C o n s i d e r A p p r o v a l o f a n A m e n d m e n t t o O r d i n a n c e 2 0 1 8 - 0 1 9 f o r S k y F i t n e s s a t 1 5 0 1 B u s c h P a r k w a y ) 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. 2.2.b Packet Pg. 32 At t a c h m e n t : P l a n S e t ( C o n s i d e r A p p r o v a l o f a n A m e n d m e n t t o O r d i n a n c e 2 0 1 8 - 0 1 9 f o r S k y F i t n e s s a t 1 5 0 1 B u s c h P a r k w a y ) 2.2.b Packet Pg. 33 At t a c h m e n t : P l a n S e t ( C o n s i d e r A p p r o v a l o f a n A m e n d m e n t t o O r d i n a n c e 2 0 1 8 - 0 1 9 f o r S k y F i t n e s s a t 1 5 0 1 B u s c h P a r k w a y ) 2.2.b Packet Pg. 34 At t a c h m e n t : P l a n S e t ( C o n s i d e r A p p r o v a l o f a n A m e n d m e n t t o O r d i n a n c e 2 0 1 8 - 0 1 9 f o r S k y F i t n e s s a t 1 5 0 1 B u s c h P a r k w a y ) 2.2.b Packet Pg. 35 At t a c h m e n t : P l a n S e t ( C o n s i d e r A p p r o v a l o f a n A m e n d m e n t t o O r d i n a n c e 2 0 1 8 - 0 1 9 f o r S k y F i t n e s s a t 1 5 0 1 B u s c h P a r k w a y ) 2.2.b Packet Pg. 36 At t a c h m e n t : P l a n S e t ( C o n s i d e r A p p r o v a l o f a n A m e n d m e n t t o O r d i n a n c e 2 0 1 8 - 0 1 9 f o r S k y F i t n e s s a t 1 5 0 1 B u s c h P a r k w a y ) 2.2.b Packet Pg. 37 At t a c h m e n t : P l a n S e t ( C o n s i d e r A p p r o v a l o f a n A m e n d m e n t t o O r d i n a n c e 2 0 1 8 - 0 1 9 f o r S k y F i t n e s s a t 1 5 0 1 B u s c h P a r k w a y ) 2.2.b Packet Pg. 38 At t a c h m e n t : P l a n S e t ( C o n s i d e r A p p r o v a l o f a n A m e n d m e n t t o O r d i n a n c e 2 0 1 8 - 0 1 9 f o r S k y F i t n e s s a t 1 5 0 1 B u s c h P a r k w a y ) 2.2.b Packet Pg. 39 At t a c h m e n t : P l a n S e t ( C o n s i d e r A p p r o v a l o f a n A m e n d m e n t t o O r d i n a n c e 2 0 1 8 - 0 1 9 f o r S k y F i t n e s s a t 1 5 0 1 B u s c h P a r k w a y ) 2.2.b Packet Pg. 40 At t a c h m e n t : P l a n S e t ( C o n s i d e r A p p r o v a l o f a n A m e n d m e n t t o O r d i n a n c e 2 0 1 8 - 0 1 9 f o r S k y F i t n e s s a t 1 5 0 1 B u s c h P a r k w a y ) 2.2.b Packet Pg. 41 At t a c h m e n t : P l a n S e t ( C o n s i d e r A p p r o v a l o f a n A m e n d m e n t t o O r d i n a n c e 2 0 1 8 - 0 1 9 f o r S k y F i t n e s s a t 1 5 0 1 B u s c h P a r k w a y ) 2.2.b Packet Pg. 42 At t a c h m e n t : P l a n S e t ( C o n s i d e r A p p r o v a l o f a n A m e n d m e n t t o O r d i n a n c e 2 0 1 8 - 0 1 9 f o r S k y F i t n e s s a t 1 5 0 1 B u s c h P a r k w a y ) 2.2.b Packet Pg. 43 At t a c h m e n t : P l a n S e t ( C o n s i d e r A p p r o v a l o f a n A m e n d m e n t t o O r d i n a n c e 2 0 1 8 - 0 1 9 f o r S k y F i t n e s s a t 1 5 0 1 B u s c h P a r k w a y ) 2.2.b Packet Pg. 44 At t a c h m e n t : P l a n S e t ( C o n s i d e r A p p r o v a l o f a n A m e n d m e n t t o O r d i n a n c e 2 0 1 8 - 0 1 9 f o r S k y F i t n e s s a t 1 5 0 1 B u s c h P a r k w a y ) 2.2.b Packet Pg. 45 At t a c h m e n t : P l a n S e t ( C o n s i d e r A p p r o v a l o f a n A m e n d m e n t t o O r d i n a n c e 2 0 1 8 - 0 1 9 f o r S k y F i t n e s s a t 1 5 0 1 B u s c h P a r k w a y ) 2.2.b Packet Pg. 46 At t a c h m e n t : P l a n S e t ( C o n s i d e r A p p r o v a l o f a n A m e n d m e n t t o O r d i n a n c e 2 0 1 8 - 0 1 9 f o r S k y F i t n e s s a t 1 5 0 1 B u s c h P a r k w a y ) 2.2.b Packet Pg. 47 At t a c h m e n t : P l a n S e t ( C o n s i d e r A p p r o v a l o f a n A m e n d m e n t t o O r d i n a n c e 2 0 1 8 - 0 1 9 f o r S k y F i t n e s s a t 1 5 0 1 B u s c h P a r k w a y ) 2.2.b Packet Pg. 48 At t a c h m e n t : P l a n S e t ( C o n s i d e r A p p r o v a l o f a n A m e n d m e n t t o O r d i n a n c e 2 0 1 8 - 0 1 9 f o r S k y F i t n e s s a t 1 5 0 1 B u s c h P a r k w a y ) 2.2.b Packet Pg. 49 At t a c h m e n t : P l a n S e t ( C o n s i d e r A p p r o v a l o f a n A m e n d m e n t t o O r d i n a n c e 2 0 1 8 - 0 1 9 f o r S k y F i t n e s s a t 1 5 0 1 B u s c h P a r k w a y ) 2.2.b Packet Pg. 50 At t a c h m e n t : P l a n S e t ( C o n s i d e r A p p r o v a l o f a n A m e n d m e n t t o O r d i n a n c e 2 0 1 8 - 0 1 9 f o r S k y F i t n e s s a t 1 5 0 1 B u s c h P a r k w a y ) 09/5/2018 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, SEPTEMBER 5, 2018 Call to Order The meeting was called to order at 7:31 PM by Chairman Frank Cesario Public Hearings/Items For Consideration 1. Consider a Variation for a Fence in the Corner Side Yard at 2044 Jordan Terrace (Trustee Stein) (Staff Contact: Chris Stilling) Mr. Sam Brown, 2044 Jordan Terrace, was present and sworn in. Mr. Brown explained he is requesting to replace his existing fence along Jordan Terrace. The original fence was installed twenty-three years ago. The proposed fence is identical in height to the existing fence and the same style. The existing fence has deteriorated and is falling apart. Com. Goldspiel asked if the proposed fence will match the existing fence exactly. Mr. Brown responded yes. Com. Goldspiel asked about the loop in the fence on the south side of the house. Mr. Brown advised that the loop is not on the street side but it is a gate and dog run. Ch. Cesario asked if the proposed fence will be the same height and style as the existing fence. Mr. Brown stated that the proposed fence is as close and he can get to the existing fence. The new fence will beautify the area. Ch. Cesario asked staff if any inquiries were received. Ms. Akash advised that staff received one call, but the caller had no comments on the request. Ch. Cesario stated that the need for the request is due to the fact that the Fence Code had changed since the existing fence was installed. 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 dated September 5, 2018 as Exhibit 1. The public hearing was closed at 7:36 PM. Moved by Com. Weinstein, seconded by Com. Moodhe, to grant a variation to Fence Code, Section 15.20.040.B for 2044 Jordan Terrace, subject to t he following condition: 1. The fence shall be installed in accordance with the documents and plans submitted as part of the petition. 3.B.1 Packet Pg. 51 Mi n u t e s A c c e p t a n c e : M i n u t e s o f S e p 5 , 2 0 1 8 7 : 3 0 P M ( A p p r o v a l o f M i n u t e s ) 09/5/2018 Com. Goldspiel stated that he supports the motion. The proposed fence will maintain the current situation. Ch. Cesario believes this is a responsible request. He likes the lower fence height. It does not create a tunneling affect. RESULT: APPROVED [UNANIMOUS] MOVER: Mitchell Weinstein, Commissioner SECONDER: Adam Moodhe, Commissioner AYES: Moodhe, Cesario, Cohn, Goldspiel, Lesser, Weinstein, Au ABSENT: Zill Khan 2. Consider a A Special Use for Outdoor Storage at 355 Hastings Drive (Trustee Stein) (Staff Contact: Chris Stilling) Mr. Thomas Koenig, Koenig Storage and Moving, Inc., 355 Hastings Drive, was present and sworn in. Mr. Koenig explained that he is competing directly with PODS and other similar businesses. He is requesting outside storage for empty units. The proposed outdoor storage area is 2,400 square feet of empty and unused dock area on the northeast corner of the building. He would have no more than fourteen empty units stored in this area, which would be screened by an eight foot fence. Com. Goldspiel asked how tall the units are. Mr. Koenig stated that the units are eight feet in height. Com. Goldspiel asked if the units would be stored directly on the dock. Mr. Koenig advised that the units in this dock area will be slightly lower than the proposed fence screening as the dock area dips down. Com. Goldspiel asked about moving the units in and out of the area. Mr. Koenig stated that there will not be any stacking of the units in the outdoor storage area and that the units move very easily. Ch. Cesario asked if the Petitioner thought about enclosing this area. Mr. Koenig replied that he has not. The building is thirty feet tall and he is only leasing the space. Com. Weinstein asked about customers units and how they will be stored. Mr. Koenig advised that there are two drive-in docks that will be used. Com. Cohn asked what will be kept inside the building. Mr. Koenig stated that all units being used by customers will be kept inside the building. Only empty units will be stored outside. Com. Moodhe asked about the height of the berm. Mr. Koenig is not sure. There is a detention pond to the east. Com. Moodhe asked about the distance between the railroad tracks and the building. Mr. Koenig believes there is approximately a five hundred foot separation. Com. Moodhe asked if the Petitioner anticipates double-stacking the units. Mr. Koenig responded no. Com. Weinstein asked if the proposed fence screening is part of the petition. Mr. Stilling advised that the fence screening is required by Code. 3.B.1 Packet Pg. 52 Mi n u t e s A c c e p t a n c e : M i n u t e s o f S e p 5 , 2 0 1 8 7 : 3 0 P M ( A p p r o v a l o f M i n u t e s ) 09/5/2018 Ch. Cesario asked staff if any inquiries were received. Ms. Akash responded no. 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 dated September 5, 2018 as Exhibit 1. The public hearing was closed at 7:44 PM. Moved by Com. Weinstein, seconded by Com. Moodhe, to make a positive recommendation to the Village Board to approve the Special Use at 355 Hastings Drive for outside storage in the Industrial District, subject to the following conditions: 1. The project shall conform to the plans attached as part of the petition. 2. The petitioner shall have a maximum of 14 outdoor units stored outside in accordance to the plans submitted as part of this petition. 3. The special use is granted to Koenig Storage and Moving, Inc. d/b/a Units of Northwest Chicago and said special use does not run with the land. 4. The special use granted to Koenig Storage and Moving, Inc. d/b/a Units of Northwest Chicago may be assignable to subsequent petitioners seeking assignment of this special use as follows: i. Upon application of a petition seeking assignment of this special use, the Village of Buffalo Grove, in their sole discretion, may approve the assignment administratively, or may refer it to the Planning & Zoning Commission and/or the Village Board for a public hearing ii. Such assignment shall be valid only upon the written approval of the Village of Buffalo Grove granting said assignment, which may be granted or denied for any reason. Com. Goldspiel stated that he is usually hesitant to approve such requests. However, surrounding properties would not be impacted. This is an industrial area. The request will work as it has been proposed. Ch. Cesario agrees with Com. Goldspiel. The outdoor storage area is tucked away and isolated. This was a simple way to accomplish the goal. He is supportive of the request. 3.B.1 Packet Pg. 53 Mi n u t e s A c c e p t a n c e : M i n u t e s o f S e p 5 , 2 0 1 8 7 : 3 0 P M ( A p p r o v a l o f M i n u t e s ) 09/5/2018 RESULT: RECOMMENDATION TO APPROVE [UNANIMOUS] Next: 9/17/2018 7:30 PM MOVER: Mitchell Weinstein, Commissioner SECONDER: Adam Moodhe, Commissioner AYES: Moodhe, Cesario, Cohn, Goldspiel, Lesser, Weinstein, Au ABSENT: Zill Khan 3. Consider an Amendment to Ord. 2006-7 with Variations for a New Gas Station at 185 N Milwaukee Avenue (Trustee Ottenheimer) (Staff Contact: Chris Stilling) Mark Lyden, President, True North Energy, 10346 Brecksville Road, Brecksville, OH 44141; Ryan Howard, COO, True North Energy, 10346 Brecksville Road, Brecksville, OH 44141; Andrew Johnson, Manhard Consulting, 900 Woodlands Parkway, Vernon Hills, IL 60061; and Luay Aboona, Kenig, Lindgren, O’Hara, Aboona, Inc., 9575 West Higgins Road, Rosemont, IL 60018, were present and sworn in. Mr. Lyden reviewed the presentation agenda and presented a short video to the Planning & Zoning Commission (PZC). Mr. Lyden reviewed the site plan of the proposed gas station development. Currently the site consists of a Korean restaurant. Since the prior workshop before the PZC, they have revised the layout of the site. The proposal now includes the Village vacating a portion of the St. James Circle right-of-way to the east and the sale of that right-of-way to True North Energy. The addition of the right-of-way land allows them to space out the fueling islands. This would provide more safety and require less setback variations. There currently are existing cell towers on the site. Those cell towers would remain until their leases expire. The leases would not be renewed. The revised site plan would meet the parking requirements for the site. The site would include a 3,500 square foot contemporary building constructed of brick, stone and limestone. The site would contain twelve fueling pumps with a brick Shell canopy. The site would have LED lighting both inside the building and outside. The site would contain an all concrete lot. There would not be any asphalt on the site. A cross-access agreement would be included for the property to the south for future development of that parcel. The brick canopy has an upscale look and entices the entire site. The proposed ground sign would not be located at the intersection corner due to the existing off-premises ground sign for Riverwalk and would be located at the south end of the property. The proposed development would not alter the essential characteristics of the neighborhood. The proposed building elevations were reviewed as well as the proposed HVAC and trash screening. Mr. Howard reviewed the financial benefits of the proposed development. The project would create a projected annual tax revenue to the Village of approximately $150,000.00 to $220,000.00, dependent on the price of fuel. The site would operate 24/7. They would be required to sell beer and wine to compete with neighboring businesses. True North Energy is a responsible liquor license holder and has a zero tolerance policy. If any employee is found to violate local or store policies, that employee is terminated. They employ a third party company to ensure compliance. The site in Buffalo Grove was selected because it fits with the branding of the company. There are no premium gas brands along the Milwaukee corridor in Buffalo Grove. The area to the south of Lake Cook Road is also underserved. The nearest station is five and a half miles away. To the north, there are two Speedway gas stations and the new Woodman’s station. The Woodman’s station is not directly located off Milwaukee Avenue and caters to the shopper and is not a direct competitor. The nearest premium gas station to the north is the Shell station located at Aptakisic and Milwaukee Avenue, which is located in 3.B.1 Packet Pg. 54 Mi n u t e s A c c e p t a n c e : M i n u t e s o f S e p 5 , 2 0 1 8 7 : 3 0 P M ( A p p r o v a l o f M i n u t e s ) 09/5/2018 Lincolnshire. They feel that they will be capturing a unique customer base. The proposed development is better than what exists today. The development will maintain and enhance the neighborhood. The site has many unique circumstances, including the existing cell towers and the prior agreement to allow the off-premises ground sign at the corner. They would not place a sign on top of that existing ground sign. The site is valuable to the Village. They believe the proposed development is safe and beneficial to the Village. Com. Goldspiel asked about the term and meaning of “premium gas”. Mr. Howard explained that a premium brand gas, such as Shell, has a detergent added that is higher than more brands and increases in the premium grade gas. That attracts higher demographic customers. A lower cost gas is made the cheapest way possible. They believe they will offer a better shopping experience to their customers. Com. Goldspiel asked about the vacating of the street. Mr. Stilling responded that St. James Circle is unimproved right-of-way that was platted about one hundred years ago. Parts of St. James Circle have previously been vacated for the Riverwalk Apartments. The Village would relocate any easements or utilities located in the right-of-way. Com. Goldspiel asked about the cross-access. Mr. Stilling reviewed page 77 of the packet which depicts a proposed retail building and parking. A cross-access agreement would allow access to the light at the intersection from the parcel to the south. Com. Goldspiel asked Mr. Aboona if the traffic study showed any adverse effect to traffic on either Milwaukee Avenue or Riverwalk Drive. Mr. Aboona responded no. Most traffic would travel through the right-in and right-out access to Milwaukee Avenue. The intersection is a traffic light. That traffic would be affected by the timing of the light. He does not anticipate any issues. Com. Goldspiel asked if the study anticipated more traffic being generated from the development. Mr. Aboona explained that gas stations draw from existing traffic. Most customers will use the right-in and right-out access. However a few will use the traffic light. They anticipate traffic will remain balanced. Com. Goldspiel asked if the traffic study included any added traffic if the parcel to the south is developed. Mr. Aboona responded they did not specifically include any additional traffic generated from the south parcel. Com. Goldspiel asked if the traffic on Riverwalk Drive would be adversely affected during rush hours. Mr. Aboona explained that Milwaukee Avenue gets the majority of the green light. Traffic during the day and evening rush hours gets a li mited green light from Riverwalk Drive. Most vehicles would only have to wait one light cycle. Com. Goldspiel asked if the access drive from the site to Riverwalk Drive is lined up with North Riverwalk Drive. Mr. Aboona responded yes, it would align with North Riverwalk Drive. Com. Au asked about the location of the proposed ground sign and if the Petitioner foresee and issues with southbound Milwaukee Avenue traffic not being able to see it. Mr. Howard responded that they do not anticipate any visibility issues with southbound Milwaukee Avenue traffic. The bigger concern is visibility to traffic on Riverwalk Drive. Com. Lesser likes the proposed development. He believes it is attractive. However, he is at a loss on how the proposed development will not be a cannibalization of sales to existing businesses. Mr. Howard responded that they would be competing with the Speedway located across the street, but they would draw their customers from the area. The premium brand will capture customers since they are a major brand oil company. There will be limited cannibalization. Com. Lesser advised that he seeks out Shell gas for his vehicle. However, the argument that the proposed development would not cannibalize the market is hard for him to believe. Mr. Howard responded that the proposed station will not specifically draw customers from far away, but some drivers will keep traveling in search of a premium brand. If they were a low cost provider, that would be more of a cannibalization. Com. Lesser believes that the proposed development would pick up traffic going northbound on Milwaukee Avenue. 3.B.1 Packet Pg. 55 Mi n u t e s A c c e p t a n c e : M i n u t e s o f S e p 5 , 2 0 1 8 7 : 3 0 P M ( A p p r o v a l o f M i n u t e s ) 09/5/2018 Com. Moodhe asked the Petitioner about the cross-access to the parcel to the south and if the Petitioner intended to purchase that parcel. Mr. Howard responded that they do not intend to purchase the parcel to the south. Mr. Stilling explained that the cross -access would be available for any future development of the parcel to the south and the additional parcels south of that. Com. Moodhe asked if the parcel to the south contained the existing billboard. Mr. Stilling responded no, the billboard is further south than that. Com. Moodhe asked the Petitioner if the fuel storage tanks would be located on the east side of the development site. Mr. Lyden responded yes. Com. Moodhe asked about the delivery schedule. Mr. Lyden explained that they intend for the trucks to enter through the right-in off Milwaukee Avenue. Once deliveries are complete, they intend the trucks to exit off the access drive to Riverwalk Drive. That would allow the trucks to go either north or south on Milwaukee Avenue. Com. Moodhe expressed concern about keeping the access drive open. Mr. Lyden responded that they will do their best to keep the access drive open. Com. Moodhe asked about the trash pickup. Mr. Howard described how the trucks would navigate the site. Com. Weinstein understands that Shell is a premium brand and asked if their gas prices would be higher than or the same as Speedway. Mr. Howard responded they would be priced competitively with Speedway. It is about perception. They respect Speedway, which is a corporation also based out of Ohio, but that gas is not as clean. Com. Weinstein asked about the proposed landscaping plan. Mr. Howard explained that the proposed plan is representative of what the final landscaping will be. Com. Weinstein asked about the ground sign and related variations. Mr. Howard explained that the proposed ground sign would meet the setback requirement. The electronic fuel price elements are typical for industry standard. However, due to the sign location, it is important to be able to see the price from the intersection. Com. Weinstein asked Mr. Howard if the size of the proposed fuel price elements are industry standard. Mr. Howard responded they are standard for Shell. Com. Lesser asked staff about the existing sales in the area and if any studies have been done. Mr. Stilling responded that a study would not provide a definitive forecast and, by law, that is proprietary information. He believes there will be a net increase in sales. Com. Lesser wondered if that increase would be due to additional sales or taken from existing Buffalo Grove businesses. Com. Goldspiel asked if the setback could be increased along Riverwalk Drive. Mr. Howard responded no. They are purchasing the vacated right-of-way to add safety and maneuverability to the site. Com. Goldspiel asked about the landscaping and the trees along Milwaukee Avenue. Mr. Johnson explained that the final landscaping will need to be approved by the Village Engineer as there are specific requirements that must be met. Mr. Howard added that there will be more greenspace on the proposed site than what exists now. Com. Moodhe asked about the placement of fire hydrants. Mr. Johnson reviewed the proposed utility and lighting plans that were included in the packet. Ch. Cesario reviewed the B3 requirements vs. the proposed development, as shown on page 26 of the packet. He asked staff if the irregular shape of the parcel is at play. Mr. Stilling responded yes. Ch. Cesario asked the Petitioner about where they anticipate employees parking. Mr. Howard responded that some employees may use public 3.B.1 Packet Pg. 56 Mi n u t e s A c c e p t a n c e : M i n u t e s o f S e p 5 , 2 0 1 8 7 : 3 0 P M ( A p p r o v a l o f M i n u t e s ) 09/5/2018 transportation or be dropped off and picked up. Employees that drive will utilize the furthest parking spots from the doors. He added that most customers tend to park at the pumps. Ch. Cesario asked staff about the required parking. Mr. Stilling advised that the development will be deficient four parking spaces. However staff does not have a concern as he agreed that a lot of people will park at the pumps. Ch. Cesario confirmed that there is not a storm-water concern since the proposed development will contain ten percent less impervious surface than it does currently. He asked the Petitioner how many corners have gas stations located across from each other. Mr. Howard responded that it is not atypical to have stations across from each other. Ch. Cesario stated that it is approximately eight to nine miles to the next gas station on the east side of Milwaukee Avenue. He believes this is a nice project for this location. Com. Au asked staff if there have been any inquiries. Mr. Stilling responded only the Speedway and Riverwalk office. Mr. Lyden added that Speedway is a Marathon Oil Company based out of Ohio. True North Energy is also based out of Ohio. 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 dated September 5, 2018 as Exhibit 1 and the video presented by the Petitioner as Exhibit 2. The public hearing was closed at 8:49 PM. Moved by Com. Weinstein, seconded by Com. Lesser, to make a positive recommendation to the Village Board to approve the amendment to Ordinance 2006-7 for a new Automobile Service Station in the B3 Planned Business District with variations to the Buffalo Grove Zoning Ordinance and Sign Code, subject to the following conditions: 1. The proposed development shall be developed in substantial conformance to the plans attached as part of the petition. 2. The final engineering plans shall be submitted in a manner acceptable to the Village. 3. Fire hydrant locations shall be reviewed and approved by the Fire Department. 4. A final plat of subdivision shall be revised in a manner acceptable to the Village. The plat shall include a cross access easement to the property immediately to the south of site in a manner and form acceptable to the Village. 5. The existing water and sanitary sewer service for the restaurant shall be properly abandoned per Village requirements. 3.B.1 Packet Pg. 57 Mi n u t e s A c c e p t a n c e : M i n u t e s o f S e p 5 , 2 0 1 8 7 : 3 0 P M ( A p p r o v a l o f M i n u t e s ) 09/5/2018 6. Prior to the issuance of a building permit, the petitioner shall grant the necessary easements to allow for future shared cross access to the property immediately to the south of site in a manner and form acceptable to the Village. 7. The final landscape plan shall be revised in a manner acceptable to the Village. 8. An IDOT permit shall be obtained prior to the issuance of a Certificate of Occupancy. 9. The plat of vacation shall be revised in a manner acceptable to the Village. The ter ms and conditions associated with the vacation of the St. James Circle shall be approved by the Village Board. 10. All terms and conditions associated with Ordinance 2006-7 shall remain in effect, except for those which may be amended as part of this petition. Com. Weinstein is in favor of the proposed development. The site has specific limitations. This would be an upgrade in appearance and would be a welcome addition to the Village. Com. Moodhe is pleased with the reduction of impervious surface and believes this is a great improvement over the existing site. Com. Goldspiel supports the proposal. This is a difficult site. The setback losses are offset by the design. He supports the request. Ch. Cesario believes that the proposed development is the best use and is an upgrade to the existing site. RESULT: RECOMMENDATION TO APPROVE [UNANIMOUS] Next: 9/17/2018 7:30 PM MOVER: Mitchell Weinstein, Commissioner SECONDER: Scott Lesser, Commissioner AYES: Moodhe, Cesario, Cohn, Goldspiel, Lesser, Weinstein, Au ABSENT: Zill Khan Regular Meeting Other Matters for Discussion None. Approval of Minutes 1. Planning and Zoning Commission - Regular Meeting - Aug 15, 2018 7:30 PM Moved by Com. Lesser, seconded by Com. Moodhe, to approve the minutes of the August 15, 2018 regular Planning & Zoning Commission meeting as submitted. 3.B.1 Packet Pg. 58 Mi n u t e s A c c e p t a n c e : M i n u t e s o f S e p 5 , 2 0 1 8 7 : 3 0 P M ( A p p r o v a l o f M i n u t e s ) 09/5/2018 RESULT: ACCEPTED [5 TO 0] MOVER: Scott Lesser, Commissioner SECONDER: Adam Moodhe, Commissioner AYES: Moodhe, Cesario, Goldspiel, Lesser, Weinstein ABSTAIN: Matthew Cohn, Amy Au ABSENT: Zill Khan Chairman's Report None. Committee and Liaison Reports Com. Cohn advised that he attended the August 20, 2018 Village Board meeting. There were no referrals to the Planning & Zoning Commission. The ground sign for Bucky's, 10 W. Dundee Road was approved and a Certificate of Acceptance was approved for Easton Station. Ch. Cesario added that the Bucky's sign was reduced in size to meet code prior to being presented to the Village Board and the only variation needed was for the sign setback. Com. Au is scheduled to attend the September 17, 2018 Village Board meeting. Staff Report/Future Agenda Schedule Mr. Stilling advised that the September 19, 2018 regular Planning & Zoning Commission meeting will be cancelled. The next regular meeting will be held on October 3, 2018. There may be a couple items on that agenda. Mr. Stilling reminded the PZC about the Special meeting for training on October 30, 2018. Public Comments and Questions None. Adjournment The meeting was adjourned at 8:55 PM Chris Stilling APPROVED BY ME THIS 5th DAY OF September , 2018 3.B.1 Packet Pg. 59 Mi n u t e s A c c e p t a n c e : M i n u t e s o f S e p 5 , 2 0 1 8 7 : 3 0 P M ( A p p r o v a l o f M i n u t e s )