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2019-04-03 - Planning and Zoning Commission - Minutes04/3/2019 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, APRIL 3, 2019 Call to Order The meeting was called to order at 7:34 PM by Chairman Frank Cesario Public Hearings/Items For Consideration 1. Consider an Amendment to Special Use Ordinance 2017-047 and a Preliminary Plan for 2195 Brandywyn Lane (Trustee Stein) (Staff Contact: Chris Stilling) Ms. Stacey Bachar and Mr. Dan Mortensen, Aptakisic-Tripp School District 102, 1351 Abbott Court, Buffalo Grove, IL 60089 and Robert Hansen, Daniel Creaney Company, 450 Skokie Boulevard, Suite 105, Northbrook, IL 60062, were present and sworn in. Mr. Hansen reviewed the proposed parking lot expansion project as described in the packet. Ms. Bachar added that after the addition to the school two years ago, they have added additional classes and staff. They have been using the temporary parking lot to accommodate and keep vehicles off the street. Com. Goldspiel asked about the specifications for the proposed impermeable pavement. Mr. Hansen described the aggregate stone base and how it acts as a detention area. It is considered a best practice by the Lake County Storm Water Management agency. Com. Goldspiel asked about when the weather freezes. Mr. Hansen responded that it acts the same. The impermeable pavement bricks are more sustainable than asphalt or concrete. He described the existing catch basin in the existing lot. Com. Goldspiel asked about the amount of water that can be held compared to a grass field. Mr. Hansen responded it can hold the same amount. Com. Goldspiel asked about different base materials. Mr. Hansen stated that the expansion is small enough that it does not need additional detention as determined by Lake County. Com. Goldspiel asked about the amount of encroachment and maintenance of the impermeable pavement. Mr. Hansen explained the encroachment is approximately 600-700 square feet and that the joints have to be tested about every 5-7 years. Com. Goldspiel asked what it would look like. Mr. Hansen stated it would look like a brick paver driveway.Com. Goldspiel asked again about temperatures below freezing. Mr. Hansen responded that the impermeable pavers would have to be salted similar to asphalt and concrete. He reviewed the specifications of the brick pavers. Com. Goldspiel asked about buses. Mr. Hansen responded that buses would not drive on the pavers. Com. Goldspiel asked if the base would be installed below the frost line. Mr. Hansen responded no, the frost line is 42” below grade. He further discussed that catch basin and drain tiles. Com. Goldspiel asked if this material has been used in this area previously. Mr. Mortensen described the locations that have had the impermeable pavers installed. Com. Goldspiel asked about screening of the expanded parking lot. Mr. Hansen explained that a 3’ berm with landscaping will be installed on the north side of the expanded lot. Com. Goldspiel is supportive of the berm. Com. Au asked if any consideration was given to traditional materials. Mr. Hansen responded no, asphalt gets cracks and large openings, with collect dust and debris. The proposed pavers will not be seal coated. 04/3/2019 Com. Moodhe asked about the color of the proposed pavers. Mr. Mortensen explained the color will be a slate or stone color, not a red paver. Com. Moodhe asked if consideration was given to underground detention storage. Mr. Hansen responded that underground storage would cost more and it has to drain into the existing drainage system. Com. Moodhe asked about existing trees on the property. He also confirmed with the Petitioner that the proposed berm would be on the north end of the expanded lot. Mr. Stilling answered a question about the addition of the playground. Com. Moodhe asked about the additional section of payment being replaced. Mr. Hansen discussed the Lake County storm water requirements. Com. Moodhe stated that in 2017 the Planning & Zoning Commission (PZC) asked if more parking would be needed. Ms. Bachar responded that they thought they would be okay with the existing lot. Com. Weinstein asked about staff parking on the street. Ms. Bachar responded that about 14-20 vehicles were being parked on the street. They are currently re-utilizing the temporary parking lot. She believes that 43 additional spaces will be sufficient and will also allow room to grow. Com. Weinstein asked if consideration was given for the new Link Crossing development. Ms. Bachar responded yes. Com. Weinstein asked if there have been any complaints about the parking on the street. Ms. Bachar explained that they have not received any since they started using the temporary lot again before winter. Com. Lesser stated that he is fine with the request and asked about the current parking situation at Aptakisic-Tripp School. Ms. Bachar explained that is tied to the Weiland Road project being handled by Lake County and she does not know the timing. Com. Khan asked about snow removal off the pavers. Mr. Mortensen explained that the District uses a snow plow with a poly edge, not metal. Com. Khan asked if the pavers are impermeable. Mr. Mortensen responded that the pavers are not, the gaps between the pavers and the base are what allow it to detain water. Com. Khan asked about when the temperature freezes. Mr. Hansen explained that when the water under the pavers freezes, the surface would freeze as well. Com. Khan asked about the amount of water that could possibly accumulate in the lot. Mr. Hansen responded that most municipalities do not allow more than 6” above the top of the catch basin. Ch. Cesario asked staff about their recommendation regarding landscaping. Mr. Stilling advised that the condition was added while working with the Engineering Department. Ms. Bachar added that they have spoken to the neighbor just to the north of the proposed expanded lot and there were no objections. Com. Moodhe asked about the timing of the project. Ms. Bachar advised that the expansion would be done over the summer while school is out. Com. Moodhe asked staff about the timing of the Link Crossing development and construction traffic. Mr. Stilling answered the questions. 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 April 3, 2019 as Exhibit 1. The public hearing was closed at 8:17 PM. 04/3/2019 Moved by Com. Weinstein, seconded by Com. Khan, to recommend approval of the Special Use subject to the following conditions: 1. The proposed development shall conform to the plans attached as part of this petition. 2. Final engineering shall be revised in a manner acceptable to the Village Engineer. 3. Additional landscaping and/or careening along the northern part of the proposed parking lot shall be provided in a manner acceptable to the Village. Com. Weinstein is in favor of the request. The standards have been addressed in the response provided by the petitioner. Ch. Cesario is supportive of the request. RESULT: RECOMMENDATION TO APPROVE [UNANIMOUS] Next: 4/15/2019 7:30 PM MOVER: Mitchell Weinstein, Commissioner SECONDER: Zill Khan, Commissioner AYES: Moodhe, Cesario, Cohn, Goldspiel, Khan, Lesser, Weinstein ABSENT: Amy Au 2. Consider a Variation to the Sign Code for the Proposed New Starbucks at 820 Milwaukee Avenue (Trustee Ottenheimer) (Staff Contact: Chris Stilling) Mr. David Rodatz, Hilton Displays on behalf of Starbucks, 125 Hillside Drive, Greenville, SC 29607, was present and sworn in. Mr. Rodatz explained that when determining the proposed size of the logo on the east elevation, they looked at both visibility and aesthetics. They are requesting the logo to be 71” in height. They considered moving the proposed signage on the west elevation to a different elevation but determined that would not be feasible due to a lack of visibility. They are not proposing any signage on the drive-through elevation due to that elevation facing residential homes. Com. Moodhe clarified which building the Starbucks would be occupying with staff. Mr. Stilling added that a variation was granted to the developer for a wall sign on the south elevation previously. However, Starbucks did not want a sign on that elevation, they are asking for the west elevation. Staff agrees it’s better because a sign would not be facing single family homes. Ch. Cesario asked the petitioner why the proposed east elevation wall sign needs to be 7” more than what Code allows. Mr. Rodatz responded that he asked Starbucks a bout that and Starbucks decided to go with it. The proposed signage is scaled in size for the elevation. Ch. Cesario stated that there needs to be reasons in order for the PZC to grant relief. Mr. Rodatz responded that he wants to keep the design and scope of the work in line with what Starbucks wanted. Ch. Cesario confirmed the request for the west elevation signage is due to visibility. 04/3/2019 Com. Goldspiel asked if the petitioner is willing to reduce the size of the proposed east elevation wall sign to meet Code. Mr. Rodatz responded yes. Ms. Akash explained how the square footage was calculated. Com. Moodhe asked staff about previous similar requests. Com. Cohn believes that the Ordinance speaks for itself. There is no evidence of hardship presented. Ch. Cesario asked the petitioner how he would like to proceed. Mr. Rodatz stated he can amend the petition. Com. Weinstein confirmed that the petitioner is withdrawing his request for the proposed east elevation wall sign variation. There were no additional questions or comments from the Commissioners. There were no questions or comments from the audience. The public hearing was closed at 8:34 PM. Moved by Com. Weinstein, seconded by Com. Moodhe, to recommend approval of the variation for the second wall sign on the west elevation. The approved variation shall conform to the plans submitted as part of the application for the west elevation only. Ch. Cesario is supportive of the amended petition. The signs are for identification purposes. RESULT: RECOMMENDATION TO APPROVE [UNANIMOUS] Next: 4/15/2019 7:30 PM MOVER: Mitchell Weinstein, Commissioner SECONDER: Adam Moodhe, Commissioner AYES: Moodhe, Cesario, Cohn, Goldspiel, Khan, Lesser, Weinstein ABSENT: Amy Au Regular Meeting Other Matters for Discussion 1. Workshop- Proposed Improvements to Cambridge Commons Shopping Center (Trustee Ottenheimer) (Staff Contact: Chris Stilling) Mr. Lawrence Freedman, Ash, Anos, Freedman & Logan, 77 West Washington Street, Suite 1211, Chicago, IL 60602; Ken DeMuth, Pappageorge Haymes Partners, 640 N. LaSalle Street, Suite 400, Chicago, IL 60654; Nick Vittore, Svigos Asset Management, 1 Dundee Road, Suite 200, Buffalo Grove, IL 60089; and Ray Dewhirst, Senior Director Real Estate, 24 Hour Fitness, were present and sworn in. 04/3/2019 Mr. Freedman gave a brief overview of the history of the shopping center. The proposal will require the center to be re-zoned from the B2 business district, general retail to the B3 planned business center district with a special use for planned development to allow a fitness user greater than 10,000 square feet. Mr. DeMuth reviewed the property and proposed plan as detailed in the packet. Mr. Dewhirst reviewed the company background. He advised that their typical prototype is approximately 30,000-40,000 square feet and includes a swimming pool and basketball court. 24 Hour Fitness currently does not operate any other Chicagoland locations yet. They plan to open 2 to 4 locations within the next 12 months. Ch. Cesario asked what the overall height of the building will be with the exterior improvements. Mr. Vittore responded that the building would not exceed the current overall height of approximately 30’. Com. Moodhe advised that there was some discussion at the Village Board regarding providing screening for the Cambridge on the Lake residents. Mr. Freedman stated that the main concern was regarding lighting. When they proceed to the public hearing, they will provide a parking study. They are aware of the issue and they will address any potential impacts. Com. Moodhe added that the petitioner needs to keep those residents in mind. Com. Goldspiel asked about the original anchor tenant in that center, Kohl’s grocery store. He then asked the Mr. Dewhirst about the approximate number of customers and the peak hours of operation. Mr. Dewhirst reviewed the peak hours of use; Monday through Friday between 4:00 PM and 7:30 PM and 9:00 AM to 1:00 PM on the weekends during group exercise classes with approximately 220-250 people. Com. Goldspiel asked if there will be one-on-one classes offered. Mr. Dewhirst responded yes. Com. Goldspiel asked about class sizes. Mr. Dewhirst responded between 20-30 people per class. Com. Goldspiel asked about the size of the proposed swimming pool. Mr. Dewhirst advised it would be a typical size lap pool, between 2,600 and 3,000 square feet. Com. Goldspiel asked about the customers that use the facility overnight. Mr. Dewhirst responded that overnight usage is approximately 10% of their total customers. Com. Goldspiel believes that building is well suited for the proposed use. Com. Lesser also believes that this is an excellent use for the location and property. He asked how many 24 Hour Fitness locations there are nationwide. Mr. Dewhirst responded about 450. Com. Lesser asked if this locat ion would be similar to other locations. Mr. Dewhirst responded yes. Com. Lesser recommends presenting the use information at the public hearing. Com. Cohn agrees with the previous comments and asked about the retail component compared to the rest of the center. Mr. Dewhirst explained that the retail is an ancillary use. They sell t-shirts and fitness accessories. The retail is important but modest. Mr. Vittore added that Svigos is looking to hire Jones Lang LaSalle to market and attract tenants that would complement the fitness use. 04/3/2019 Com. Khan advised that there is another 24 hour fitness center not too far from this location and asked what the membership structure looks like. Mr. Dewhirst explained that competition is very intense. The industry has grown over the last 20 years. 24 Hour Fitness is classified as a mid-tier with monthly membership fees ranging between $40.00 and $45.00, which includes all amenities. Com. Khan asked if it is worth the expenses to have the center open 24 hours a day. Mr. Dewhirst responded that it is absolutely important to their brand and history of the company. 92% of their 450 locations are open 24 hours a day. They offer this for 3rd shift workers. Com. Moodhe asked about the proposed west elevation improvements and height. Mr. DeMuth explained that the overall height on the west elevation will only increase approximately 6’ to 7’ above the current west elevation height. Com. Moodhe commented on the type of tenant he would like to see in the corner tenant space and would like a large outdoor seating area. He asked about parking for a fitness center use. Mr. Vittore responded that he agrees parking is a concern. 24 Hour Fitness does not want to over-park the lot. The lot has a large amount of parking on the east of the building. Ch. Cesario stated that the brochure provided helped him understand the company and use. This would be a good use for this center. He asked about other possible tenants for the center. Mr. Vittore would like to get this approved first before marketing to other potential tenants. Com. Goldspiel asked about the water supply to the building. Mr. Vittore responded they already have the proper size water service. Com. Goldspiel asked about water saving measures. Mr. Dewhirst explained that there will be devices throughout the system. Com. Goldspiel compared the difference between facilities with pools and those without. Mr. Freedman will work with staff to address the stated concerns before coming back for the public hearing. Com. Cohn thinks this is an attractive project and nice re-development of an almost vacant building. Approval of Minutes 1. Planning and Zoning Commission - Regular Meeting - Mar 20, 2019 7:30 PM Moved by Com. Moodhe, seconded by Com. Khan, to approve the minutes of the March 20, 2019 Planning & Zoning Commission regular meeting as submitted. RESULT: ACCEPTED [6 TO 0] MOVER: Adam Moodhe, Commissioner SECONDER: Zill Khan, Commissioner AYES: Moodhe, Cesario, Cohn, Goldspiel, Khan, Weinstein ABSTAIN: Scott Lesser ABSENT: Amy Au Chairman's Report 04/3/2019 Ch. Cesario advised that staff is working to fill the current vacancy on the PZC. He also thanked Com. Lesser for his years of service to the ZBA and PZC. Ch. Cesario commented on the April 2, 2019 election and current unofficial results. Committee and Liaison Reports None. Staff Report/Future Agenda Schedule Mr. Stilling advised that the April 17, 2019 agenda will have the public hearing for the Northwest Community Healthcare building, a fence code variation, an RV variation and signage variation s for Strathmore Shopping Center. Com. Moodhe noted the reception for Trustee Berman to be held on April 15, 2019 at 7:00 PM. Public Comments and Questions None. Adjournment The meeting was adjourned at 9:14 PM Chris Stilling APPROVED BY ME THIS 3rd DAY OF April , 2019