Title/Name/Summary
HOTSide Crossfit
History
QUICKFACTS
Project
HOTSide Crossfit
Petitioner
Chris Mack
Purpose
To operate a 3,000 square foot indoor recreation facility (HOTSide Crossfit) in an existing approximately 16,000 square foot building in the manufacturing district.
Requested Actions: Special Use Permit
Project Attributes
Address: 15434 70th Court
P.I.N.: 28-18-100-051-1005
Size: 1.27 acres (55,335 s.f.)
HOTSide Crossfit to occupy 3,000 square feet of an approximately 16,000 square foot building.
Comprehensive Land Designation: Regional intensity industrial & distribution
Existing Zoning: MFG Manufacturing District
Proposed Zoning: MFG Manufacturing District
Existing Land Use: Vacant
Proposed Land Use: Indoor Recreation
Surrounding Land Use:
North: MFG Manufacturing District
South: MFG Manufacturing District
East: (across 70th Court) MFG Manufacturing District (vacant property & detention)
West: BIZ Business District (future site of Thomas Place apartments)
Preliminary Engineering: Preliminary engineering is not required for this project.
OVERVIEW AND BACKGROUND
Although the primary focus of the manufacturing district is intended for job generating light manufacturing uses, indoor recreation is allowed on a limited basis with a special use permit. Leasing vacant spaces has been challenging to some property owners, particularly in the current economic climate.
Indoor recreation in the manufacturing district requires a special use permit to provide an opportunity to review the use within the context of the surrounding area to ensure that the uses only occur on a limited basis, review available parking and analyze the requirements of the business. Indoor recreation uses often require ceiling heights higher than typical commercial spaces.
PROJECT DESCRIPTION & CONTEXT
HOTSide Crossfit previously operated out of a racquetball court on the Silver Lake golf course. As they grew, they wanted to expand within Orland Park. The proposed space at 15434 70th Court meets their building and location needs.
Crossfit is a specific type of workout that may combine elements of sprinting, rowing, jumping rope, climbing rope, weightlifting, barbells, dumbbells, gymnastics rings, pull-up bars, kettlebells, medicine balls and/or other bodyweight exercises. Many participants of Crossfit compete in local, statewide and national competitions.
This petition does not require any modifications or variances. The petitioner is not proposing any exterior changes to the building or the property.
The recommendation motion includes the following conditions:
1) That the petitioner secure all applicable Building and Signage permits.
SITE PLAN
There are no site changes proposed for the property.
MOBILITY
Pedestrian and Bicycle:
With a manufacturing and business focus, this area is not heavily traveled by pedestrians or bicyclists. Sidewalks do not exist along 70th Court.
Public Transit:
Public transit does not provide direct access to this site but PACE Service is available along Harlem Avenue to the west.
Vehicular/Traffic:
The existing building is accessible from 70th Court, which ties into Harlem Avenue via Wheeler Drive. Traffic patterns are established and will not be significantly altered by this user.
Parking/Loading:
Although indoor recreation requires more parking than typical manufacturing uses, the peak hours of operation for HOTSide Crossfit are in the evenings and on the weekends, whereas peak office and industrial uses are typically weekdays. This facilitates shared parking between the businesses. The existing parking lot receives light use during the evenings and weekends.
The Code requires 1 space per 200 square feet for indoor recreation uses, or 15 spaces for the 3,000 square foot unit. Industrial uses require 2 spaces per 1,000 square feet, warehouse uses require 1 space per 1,000 square feet plus 1 space per 300 square feet of office space. Assuming the remaining units include 1,000 square feet each of office and approximately 2,000 square feet of warehouse, the building would require an additional 15 spaces for office and 17 spaces for warehouse. The site then would require a total of 47 spaces.
50 spaces are provided on the site and the center drive aisle is large enough to accommodate striping for an additional four spaces. On-street parking, up to 16 spaces in front of the property, are also available.
Two other tenants currently occupy the building and two other spaces remain vacant.
BUILDING ELEVATIONS
There are no changes proposed to the existing building.
LANDSCAPING/TREE MITIGATION
There are no changes proposed to the existing property, including landscaping.
DETAILED PLANNING DISCUSSION
Special Use Permit
As mentioned previously, indoor recreation in the manufacturing area requires a special use permit. When reviewing a special use permit for this use, the Village considers the following:
Existing indoor recreation uses:
The building does not include any other recreational uses. The Village Board did grant Victory Martial Arts a Special Use Permit for the building to the north that shares a drive aisle with the subject property. It is unlikely that any additional indoor recreation uses would be supported for either this building (15426-15434 70th Court) or the neighboring building (15412-15420 70th Court)
Needs of proposed indoor recreation use:
HOTSide Crossfit provides specific training for patrons who then compete in various events. Part of the training includes equipment like gymnastics rings that requires a higher ceiling height than most standard commercial buildings can provide.
Parking/Traffic:
See above for a detailed description of the parking available on site. Adequate parking is available per Code but the petitioner or property owner also has the option to install four additional spaces. On-Street parking is also available and not heavily utilized due to the vacant property and detention facility located across the street.
When considering an application for special use permit, the decision making body shall consider the eight special use standards listed in the Code. The petitioner has provided responses to the Special Use Standards.
Signage
Signage is not part of this petition and should be submitted for separate review to the Building Division.
This is now before Plan Commission for consideration and will be reviewed by the Development Services and Planning Committee before being sent to the Village Board of Trustees.
Recommended Action/Motion
I move to accept as findings of fact of this Plan Commission the findings of fact set forth in this staff report, dated March 27, 2012.
And
I move to recommend to the Village Board approval of a Special Use Permit for indoor recreation for HOTSide Crossfit subject to the following condition:
1. That the petitioner secure all applicable Building and Signage permits.