2021-04-07 - Planning and Zoning Commission - Agenda Packet m' Meetingof the Village of Buffalo Grove Fifty Raupp Blvd
g Buffalo Grove, IL 60089-2100
L u' Planning and Zoning Commission Phone:847-459-2500
Regular Meeting
April 7, 2021 at 7:30 PM
I. Call to Order
2. Open Meetings Act Compliance
Pursuant to orders issued in response to the COVID-19 pandemic, this Public Hearing is
closed to in-person, public attendance. The hearing is being held via Zoom web
conference meeting, which permits the public to fully participate in the virtual Public
Hearing via Zoom on a computer, tablet or phone. Details on how to access and
participate in this online virtual hearing are available below. More information
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II. Public Hearings/Items For Consideration
1. Consider Variations from the Sign Code to Allow for Three Wall Signs at 745 S Buffalo
Grove Rd. (Trustee Johnson) (Staff Contact: Nicole Woods)
2. Consider an Amendment to a Special Use Ordinance and Zoning Code Variations for
Height and Encroachment into a Setback for an Extension of a Communication Antenna
Tower at 1700 Estonian Lane. (Trustee Weidenfeld) (Staff Contact: Nicole Woods)
III. Regular Meeting
A. Other Matters for Discussion
B. Approval of Minutes
1. Planning and Zoning Commission - Regular Meeting - Mar 3, 2021 7:30 PM
2. Planning and Zoning Commission -Special Meeting - Mar 24, 2021 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 meeting or facilities,
contact the ADA Coordinator at 459-2525 to allow the Village to make reasonable
accommodations for those persons.
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Action Item : Consider Variations from the Sign Code to Allow for
Three Wall Signs at 745 S Buffalo Grove Rd.
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Recommendation of Action
Staff recommends approval, subject to the conditions in the attached staff report.
The Petitioner, Kyle Sheahen owner of ACE Hardware store at 745 S Buffalo Grove Road in the Grove
Court Shopping Center, is seeking to install three wall signs on the west elevation of the Ace Hardware
building. The three proposed wall signs are part of the facade improvements. Variations are required to
allow for three wall signs to: exceed the number of permitted wall signs; exceed the maximum permitted
sign length; and exceed the maximum permitted sign area.
ATTACHMENTS:
• Staff Report (DOCX)
• Plan Set (PDF)
Trustee Liaison Staff Contact
Johnson Nicole Woods, Community Development
Wednesday, April 7, 2021
Updated: 4/2/2021 9:54 AM Pagel
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VILLAGE OF BUFFALO GROVE
PLANNING&ZONING COMMISSION
STAFF REPORT
MEETING DATE: April 7, 2021
SUBJECT PROPERTY LOCATION: 745 S Buffalo Grove Road
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PETITIONER: Kyle Sheahen 0
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PREPARED BY: Rati Akash,Village Planner m
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REQUEST: The petitioner is seeking variations from the Sign Code for three
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proposed wall signs on the west elevation of the Ace Hardware
building. The proposed secondary signs exceeds the permissible
number of wall signs, and the main central wall sign exceeds the in
permissible length and area.
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EXSITING LAND USE AND ZONING: The property is improved with an Ace Hardware (Business)and is
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zoned B-2 Business District
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COMPREHENSIVE PLAN: The Village of Buffalo Grove Comprehensive Plan calls for this c
property to be a commercial use Q
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PROJECT BACKGROUND
The Petitioner, Kyle Sheahen owner of ACE Hardware �' �, . ��� ���ii co
store at 745 S Buffalo Grove Road in the Grove Court
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Shopping Center, is seeking to install three wall signs on
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the west elevation of the Ace Hardware building. The 0-
three proposed wall signs are part of the fagade i, c
improvements. The three proposed wall signs requires % �` o
the following variations:
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Sign 1 (Main Sign)
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1. Section 14.16 of the Sign Code, which exceeds c
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the length of a wall sign. w �?
2. Section 14.16 of the Sign Code, which exceeds ; ' P, w 0
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the maximum permissible area o a sign.
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Sign 2 and 3 (Secondary Signs):
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1. Section 14.16 of the Sign Code, which exceeds
the number of wall signs permitted.
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PLANNING&ZONING ANALYSIS
Proposed Signs �
• Ace Hardware has recently proposed facade improvements to the existing building at 745 S >
Buffalo Grove Road.The proposed wall signs are part of these improvements. P
• Presently there is one large ACE Hardware sign, which will be replaced by the three proposed O
signs. w
• For facades as wide lengthwise such as the ACE Hardware store, the PZC has typically granted a m
main large sign with secondary signs. Recently, we had Jewel come before the PZC and request N
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for secondary signs to the already existing main sign on the same building facade. In the past, le
we've had Woodman's have a similar request for a main sign along with secondary signs on the
same building facade. N
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Sign 2 Sign 1 Sign 3 �
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FRONT ELEVATION
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Sign 1 (Main Sign): °
• Sign 1 is the main wall sign of the ACE Hardware building. In
• The proposed wall sign measures 60' in length, and exceeds the required 33% of the 150' store
frontage by 10'.
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• The proposed wall sign is an LED powered sign. >
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• The proposed wall sign measures 380 square feet in area and exceeds the permissible area of 228
square feet by 152 square feet. In
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• The 380 feet in area is measured using a box around the sign which is typically how staff calculates v
area for all signs. If the channel letters alone of this sign is calculated,the area is 300 square feet,
and hence exceeding only 72 square feet of the permissible wall sign area. a
• Apart from the variance required for the length and area,this sign meets all requirements part of
the Sign Code.
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Sign 2 and 3 (Secondary Signs):
• Sign 2 and 3 on either of the main sign (Sign 1) are the secondary signs and meet the Sign Code d
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for area, length and height of the sign. M
• The proposed secondary wall exceeds the number of wall signs permitted. Pursuant to the Village Q
Sign Code, only one sign is permitted per facade of the building abutting a street frontage.
• These two secondary signs (Sign 2 and 3) are both not non-illuminated signs.
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Variation Requested
Sign 1
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1. Section 14.16 of the Sign Code,which exceeds the length of a wall sign.
2. Section 14.16 of the Sign Code,which exceeds the maximum permissible area of a sign. >
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Sign 2 and 3: 0
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1. Section 14.16 of the Sign Code,which exceeds the number of wall signs permitted. m
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SURROUNDING PROPERTY OWNERS v
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 f0
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notifications were completed within the prescribed timeframe as required. As of the date of this Staff
Report, the Village has received two calls from the surrounding properties, however no concerns were N
raised.
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STANDARDS
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The Planning &Zoning Commission is authorized to make a recommendation to the Village Board based
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on the following criteria:
A. Except for Prohibited signs (Chapter 14.32), the Village Planning & Zoning Commission may c
recommend approval or disapproval of a variance from the provisions or requirements of this Q
Title subject to the following: $
1. The literal interpretation and strict application of the provisions and requirements of this Title M
would cause undue and unnecessary hardships to the sign user because of unique or unusual j
conditions pertaining to the specific building, parcel or property in question; and
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2. The granting of the requested variance would not be materially detrimental to the property in
owners in the vicinity; ands,
3. The unusual conditions applying to the specific property do not apply generally to other E
properties in the Village; and °
4. The granting of the variance will not be contrary to the purpose of this Title pursuant to c
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 >
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Commission may consider the requirement fulfilled if: m
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. 0
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The petitioner has provided a response to standards which is part of this packet. 0
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STAFF RECOMMENDATION w
Staff recommends approval of the variations to allow for the main sign (Sign 1)to exceed the permissible M
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the length of the wall sign by 10' and the permissible area of wall sign by 152 square feet; and to allow for
the secondary wall signs(Sign 1 and 2) on the west building fagade of the Ace Hardware building provided: d
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1. The proposed wall sign must be installed in accordance with the documents and plans submitted
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as part of this petition. Q
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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 concerning the
variation requests.
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Suggested PZC Motion °
PZC recommends approval for variations to Section 14.16 of the Buffalo Grove Sign Code to allow for the o
main sign to exceed the permissible length of the wall sign by 10'and the permissible area of wall sign by w
152 square feet; and to allow for two secondary signs on the west building facade of the Ace Hardware
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building. The three proposed wall signs on the west fagade of the Ace Hardware building shall be installed W
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in accordance with the documents and plans submitted as part of this petition.
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Dear Planning&Zoning Commission,
My name is Kyle Sheahen,the new owner of Mutual Ace Hardware on Buffalo Grove Road. I
own two other Ace locations in Highland Park and Palatine. Having been born and raised in
Buffalo Grove, I'm especially excited about the Buffalo Grove store. An interior renovation is
already underway. I also have plans to renovate the exterior,which will enhance the overall c
look of the plaza, and the south corridor of Buffalo Grove Road. To ensure the success of this 0
location, I respectfully ask for consideration from the Commission. c
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The Ace Hardware store is currently underperforming and is struggling to make a profit.The m
previous ownership has failed to maintain the exterior of the building. Along with the exterior N
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renovation, I would like to increase the size of the retail sign to emphasize our brand "MUTUAL ti
ACE Hardware." In addition,the signage will highlight key new divisions within the store a
"Rental" and "Backyard & BBQ". I strongly feel this is the best way to let the community know c
there is a new and improved hardware store in town. Failure to rant si na e relief on this will a'
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have a major financial impact on the business that is already struggling.
I look forward to growing the Buffalo Grove store, and to continue being a contributor to the m
community. I welcome your questions or comments on my request.
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Sincerely, 3
Kyle Sheahen °
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2.1.b
1. The previous ACE was not thriving due to signage and the new ACE
owner is working to improve many things at this site. One of those is
better signage that will draw attention to this hardware store. The
additional signs will help to communicate the community benefit this store
provides. Without the approval for this type of signage, this ACE will be
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subject to failing. The plight of the owner here is due to unique c
circumstances including the much different post-covid society, the fact cD
they are an anchor of this center much like the Garden Fresh across the 2
street and need signs comparable to the amount of floor place and 3
extreme frontage that ACE has. 00
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2. With anchor tenants at nearby properties all having larger signs, this will
not change the essential character of the neighborhood if approved. If N
approved, this will improve the look at the anchor storefront and signage
and attract new customers to ACE and the other tenants at this shopping
center.
3. The intent of the sign code is to properly identify a business with s
signage that works well with the architecture of the building and that offers ~
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visible and appropriate signage on the building. This request and the w
hardships faced by ACE to get this signage approved were not created by o
ACE or any person involved in this request. a
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4. The proposed variation, if approved, will not be detrimental to the o
public. The signage proposed is well sized to work with the signage
bands and designed to be visible to passing traffic to identify the business ai
and its products. If approved, once installed it will allow ACE to have the
anchor space and look like an anchor for this center. This will improve
traffic to the center and afford the center the ability to survive in an E
extremely volatile market place. N
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2.2
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Action Item : Consider an Amendment to a Special Use Ordinance
and Zoning Code Variations for Height and Encroachment into a
Setback for an Extension of a Communication Antenna Tower at
1700 Estonian Lane.
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Recommendation of Action
Staff recommends approval, subject to the conditions in the attached staff report.
The Petitioner, Crown Castle USA Inc. is requesting to extend the existing communication antenna tower
by 10 feet to collocate AT&T Mobility antenna array located at 1700 Estonian Lane. The extension
requires an amendment to the special use ordinance as well as zoning variations for a communication
antenna height extension and encroachment into the north setback.
ATTACHMENTS:
• Staff Report (DOCX)
• Plan Set (PDF)
Trustee Liaison Staff Contact
Weidenfeld Nicole Woods, Community Development
Wednesday, April 7, 2021
Updated: 4/2/2021 10:48 AM Page 1
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STAFFVILLAGE OF BUFFALO GROVEPLANNING&ZONING COMMISSION REPORT
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MEETING DATE: April 7, 2021 0
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SUBJECT PROPERTY LOCATION: 1700 Estonian Lane w
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PETITIONER: Michael Gasser on behalf of Crown Castle USA, Inc. z
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PREPARED BY: Rati Akash,Village Planner =
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REQUEST: A Special Use amendment for a Communication Antenna Tower c
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extension in the B4 Business District;and variations to the Zoning
Ordinance for a communication antenna height extension and
encroachment into the north setback. a�
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EXSITING LAND USE AND ZONING: The property is improved with a communication Antenna located a,
in the B4 Business District.
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COMPREHENSIVE PLAN: The approved Village Comprehensive Plan calls for this property
and the immediate neighborhood to be Business District.
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PROJECT BACKGROUND
The Petitioner, Crown Castle USA Inc. is requesting to extend the existing communication antenna tower
by 10 feet to collocate AT&T Mobility antenna array located at 1700 Estonian Lane. 12
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The subject property at 1700 Estonian
was annexed into Buffalo Grove in 1987
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as part of Ordinance No 87-19;which was
amended in 2000 by a Special Use
Ordinance No. 2000-66 to allow for a E
communication antenna tower on this d' d
site; which was further amended in 2010 Q
by Ordinance 2010-52 to allow forao
communicaton tower extension.
The total height of the communication antenna tower with the extension measures 114 feet. Pursuant to c
the Municipal Code, Public Utility Facility (Communication Antenna Tower) requires a Special Use �?
amendment to Ordinance 2000-66, as amended by Ordinance 2010-52 for a Public Utility Facility c
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(Communication Antenna Tower) in the B4 Business District and a Variation to the Zoning Ordinance
Section 17.44 to allow for the communication antenna tower height extension and encroachment into
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the north setback. in
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2.2.a
PLANNING &ZONING ANALYSIS £
As outlined as part of the petition a
reference is made to the Federal
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Communications Commission (FCC) to
allow for this communication antenna W
tower extension as an eligible facility �" c
request, however the proposed tower -�'- � �r
extension of 10 feet in height will be
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required to adhere to the Buffalo Grove � �
Zoning Code and the previously granted �' /
entitlements of the subject property. _ K
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Existing Communication Antenna Tower qMu j
• The existing communication antenna tower was
constructed in 2001. v
• The existing communication antenna tower is 104
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feet tall and is collocated with two existing wireless N
carriers. _
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• The existing communication antenna tower is
setback 92 feet from the north property line, 255
feet from the west property line, 119 feet from the p
south property line and 340 feet from the east �
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property line (Milwaukee Avenue).
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Location, Height and Use of Communication Antenna a
Tower Extension .a N
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• The communication antenna tower extension will —, ,, °
collocate an AT&T Mobility antenna array to w
address the coverage gap in the area which would E
result in extending the height of the tower to a total
of 114 feet. %r� i i /' E
• The Petitioner has addressed the reasons to have at
this tower extension in the narrative which is
attached as part of this petition.
• The communication tower extension of 10 feet ��'
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requires a special use amendment to Ordinance ��� �'�` °a
2000-66, as amended by Ordinance 2010-52 form
Public Utility Facility. I
• The communication antenna tower extension y r
resulting in a total of 114 feet will require a E
minimum setback of 114 feet on all four sides
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2.2.a
(north,south,east and west)of the tower to the property line.The setback to the north property line £
is 92 feet and hence requires a variation to encroach into the north property setback. s
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• The communication antenna tower is located approximately 300 feet from the nearest Residence.
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• The communication antenna tower meets all other requirements as part of the Zoning Code.
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• Going along Milwaukee Avenue,the communication antenna tower is screened by the existing trees 0
on the subject property. _
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• In addition, the setback of 340 feet from Milwaukee Avenue further diminishes the height of the c
tower looking from Milwaukee Avenue. The height extension of 10 feet will not have any significant 0
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visual impact. L
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REQUEST o
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Special Use
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The Petitioner,Crown Castle is requesting to extend the existing communication antenna tower by 10 feet io
to collocate AT&T Mobility antenna array located at 1700 Estonian. Pursuant to the Zoning Ordinance the
communication antenna tower extension requires a Special Use amendment in the B4 Business District
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and meets the following:
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• Special Use Standards
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• Telecommunication Facilities Standards as part of Chapter 17.34.040
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Variation a
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A variation from the Zoning Ordinance Section 17.44 to allow for the communication tower extension of N
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10 feet resulting in a total of 114 feet in height and encroaching into 22 feet north setback. o
The Petitioner has provided a response to standards for the special use and the variation which is
part of this petition.
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DEPARTMENTAL REVIEWS a
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Village Department Comments
Engineering The Engineering Department has reviewed the communication c
antenna tower extension and has no concerns with the location of the y
communication antenna.
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SURROUNDING PROPERTY OWNERS a0'
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 co
completed within the prescribed timeframe as required.As of the date of this Staff Report,the Village has
received 1 calls inquiring about the Public Hearing Sign at the subject property,however no concerns were E
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raised.
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2.2.a
STAFF RECOMMENDATION s
Village staff recommends approval for the purpose of extension of the communication antenna tower
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extension by 10 feet in height and to encroach into the north property setback by 22 feet subject for a
Public Utility Facility provided: w
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1) The special use is granted to the Petitioner and said special use does not run with the land.
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2) The special use granted may be assignable to subsequent petitioners seeking assignment =
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of this special use as follows: 0
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i. Upon application of a petition seeking assignment of this special use, the Village
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of Buffalo Grove, in their sole discretion, may approve the assignment
administratively, or may refer it to the Planning&Zoning Commission and/or the >
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Village Board for a public hearing. 0
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ii. Such assignment shall be valid only upon the written approval of the Village of S
Buffalo Grove granting said assignment, which may be granted or denied for any i0
reason.
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3) The communication antenna tower extension shall be installed in accordance with the
documents and plans submitted as part of this petition. c
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4) All other conditions associated with the special use Ordinance 2000-66, as amended by
Ordinance 2010-52 for a Public Utility Facility shall remain in full force and effect, unless
modified by this petition.
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ACTION REQUESTED o
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 concerning the
variation requests.
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Suggested PZC Motion a
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PZC recommends approval for variations to Section 17.44 of the Buffalo Grove Zoning Code to allow for
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communication antenna tower extension by 10 feet in height and to encroach into the north property
setback by 22 feet for a Public Utility Facility provided,the special use is granted to the Petitioner and said c
special use does not run with the land,the special use granted may be assignable to subsequent petitioners �?
seeking assignment of this special use as follows:Upon application of a petition seeking assignment of this
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special use, the Village of Buffalo Grove, in their sole discretion, may approve the assignment CD
administratively,or may refer it to the Planning&Zoning Commission and/or the Village Board for a public
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hearing, Such assignment shall be valid only upon the written approval of the Village of Buffalo Grove N
granting said assignment, which may be granted or denied for any reason, and the communication
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antenna tower extension shall be installed in accordance with the documents and plans submitted as part C
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of this petition, and all other conditions associated with the special use Ordinance 2000-66, as amended
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Packet Pg. 18
2.2.a
by Ordinance 2010-52 for a Public Utility Facility shall remain in full force and effect, unless modified by
this petition.
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2.2.b
Written Narrative In Support Of Variance Request
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Crown Castle USA, Inc. ("Crown Castle" or "Petitioner") appreciates the opportunity to provide
this Written Narrative In Support Of A Variance Request (the "Narrative Statement") explaining why the o
requested variance is appropriate for the wireless communication facility (WCF). With the facts
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surrounding the request and a clear understanding of the federal definition of an "eligible facilities LU
request" we strongly believe the Village of Buffalo Grove Building and Zoning Department (the "Village")
will agree the request merits approval. With this Narrative Statement, Crown Castle will also provide s
information about how the subject application constitutes an "eligible facilities request" under applicable .
federal law and detail certain discussions with County staff regarding the subject application. _
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Crown Castle owns and manages an existing monopole communication tower facility on a wooded c
3.S-acre parcel at 1700 Estonian Lane. This large wooded parcel is located at the north east corner of
20
Estonian Lane and North Milwaukee Avenue and abuts a large commercial mulch facility to the north and
due to the heavy foliage remains primarily out of view from the residential properties to the east and >
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south.
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The tower facility was originally approved for installation by zoning petition in late 2000 and by
building permit in early 2001 and has remained at the approved 100' tower height with a 104' antenna io
height since the 2001 construction. The 2000 zoning approval for the tower location included a variance
of setback to legally establish the tower 92' from the north property line. A collocation for a second
wireless tenant was approved in 2010 to locate antennas at approximately the 90' elevation. The tower c°1,
facility remains collocated by two existing wireless carriers with an overall equipment height of
approximately 104'. The tower is capable and remains available for collocation in order to meet the =a
communication demands of the Buffalo Grove and Riverwoods communities. O
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In order to address a coverage gap in its network, our customer AT&T Mobility ("AT&T") desires
to collocate a new antenna array on the tower which will include a 10'tower extension brining the overall
equipment height to 114'. There are no other structures in the area that will provide the desired height °-
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for AT&T's antenna array. Rather than erect anew monopole,we are proposing to only add to the existing M
pole. This seems like abetter arrangement for all concerned in that it allows AT&T to achieve the elevation °
AT&T seeks without adding another vertical element to the neighborhood.
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The peculiar circumstances in connection with the land is that there simply is not another
alternative that provides the vertical height that AT&T is seeking. No other parcel in the vicinity has
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telecommunications towers, making the subject unique and exceptional. The tower on the subject
property can accommodate the AT&T antenna array with an increase of only 10' feet in height, whereas
any other property would require the building of an entirely new structure. This particular tower allows
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AT&T to fill a considerable gap in coverage and is the least obtrusive way in which the gap in coverage can =
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be filled. AT&T anticipates that once this minor tower extension has been completed, its ability to provide 0
your constituents with better coverage and connectivity will be vastly improved. If there is anything that .
the past year living through the COVID-19 pandemic has taught us, it is the importance of coverage and y
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connectivity during these unprecedented times — where all of us are spending more time at home, �a
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students are learning from home, professionals are working from home,and first responders must be able };
to quickly obtain the information they need to help their neighbors in need.
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Crown Castle very much appreciates the opportunity to discuss the subject application with
Village representatives on multiple occasions and welcomed the collaborative nature of those a
Packet Pg. 20
2.2.b
conversations. Among other things, Crown Castle and staff talked about how this modification request is
an "eligible facilities request"subject to streamlined review under federal law,specifically Section 6409(a) £
of the Spectrum Act and the Federal Communications Commission's rules implementing that federal
statute.' Section 6409(a) requires that the Village shall approve, and may not deny, "eligible facilities o
requests," like the modification proposed in the subject application, when they do not result in a
"substantial change" to the physical dimensions of the existing structure. The intent behind this federal LU
law is to promote deployment to help our country meet the ongoing technological revolution and connect
our citizens with each other, with their schools, with their jobs, and with life-saving technologies. s
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With regard to tower height extensions, according to the FCC, a proposed modification does not =
L
constitute a "substantial change" if the modification would not increase the height of the tower by the °
greater of (a) 10% or (b) the height of one additional antenna array with separation from the nearest c
existing antenna not to exceed twenty (20) feet." The subject application falls into the second bucket of
20
allowable tower height extensions under Section 6409(a)—AT&T proposes adding one additional antenna
array on the tower with a separation of approximately three feet between the bottom of the new array >
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and the top of the existing array. The separation of three-feet (measured from bottom of new array and M
0
top of existing array) is significant to note because,as the FCC clarified in its 5G Upgrade Order issued last v
June, "an increase in the height of the tower of up to twenty (20) feet between antennas, as measured
from the top of an existing antenna to the bottom of a proposed new antenna on the top of a tower"does o
not constitute a "substantial change" under Section 6409(a). See FCC 5G Upgrade Order at para. 2. M
Because the proposed tower height increase is not a "substantial change" as defined by the FCC, the
subject application constitutes an "eligible facilities request" that shall be approved by the Village c°1,
pursuant to federal law.
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Crown Castle will now review the criteria set forth in Chapter 17.28.040 of the Village Code and O
demonstrate why the required variances are warranted in this case.
17.28.040,A.—Criteria for Special Use: U
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17.28.040(A) - Criteria 1. The special use will serve the public convenience at the location of M
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;
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Petitioner's response to 17.28.040(A)-Criteria 1. Petitioner's request will serve the public at the aa)
location with an existing tower facility that has been reviewed and approved to serve the public on two E
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separate occasions. In compliance with Chapter 17.34.040.G. of the Village Code, Petitioner is now r_
attempting to make the facility available including variations to collocate additional personal wireless
service facilities on the free-standing tower since the collocation is feasible and in lieu of constructing a
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new free-standing tower facility within the same community. Upon approval of the petition, the Village =
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will be assisting Petitioner in meeting this ordinance requirement. �?
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'Middle Class Tax Relief and Job Creation Act of 2012,Section 6409(a)of Pub. L. No. 112-96, codified at 47 U.S.C. § a
1455(a) (2012) ("Section 6409(a)");Acceleration of Broadband Deployment by Improving Wireless Facility Siting
Policies,80 Fed. Reg. 1238-01 (Jan. 8, 2015) (the"FCC Infrastructure Order");Accelerating Wireless and Wireline E
Broadband Deployment by Removing Barriers to Infrastructure Investment, 85 Fed. Reg. 45126(July 27, 2020) U
("FCC 5G Upgrade Order"). The FCC Infrastructure Order and the FCC 5G Upgrade Order are hereinafter referred ca
to collectively as the"FCC Orders." Q
Packet Pg. 21
2.2.b
17.28.040(A) -Criteria 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 o
district in which it is located;
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Petitioner's response to 17.28.040(A) - Criteria 2: Petitioner's request is to place the third
carrier's equipment within the existing compound facility and add the tower equipment on the existing s
tower facility. The street access,adequate off-street parking,and secured facility fence have been in place •M
for 20 years, maintained and kept free of debris. While the third carrier will increase the communications =
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infrastructure, the intensity of operating the facility will remain primarily unoccupied, requiring only 4°
occasional inspections. c
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17.28.040(A) - Criteria 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 >
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in such zoning district, nor substantially diminish and impair other property valuations with the M
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neighborhood; U
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Petitioner's response to 17.28.040(A) - Criteria 3: As previously stated, the existing facility has io
twice gained approval for the use. The proposed collocation will allow the facility to remain essentially M
out of sight while enhancing connectivity for the community.
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17.28.040(A) -Criteria 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 =a
development and use of adjacent land and buildings in accord with the zoning district within which O
they lie;
Petitioner's response to 17.28.040(A) - Criteria 4: As previously stated, the equipment will be U
placed within the existing fenced compound and on the existing tower facility. The proposed upgrades to °-
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the tower facility will likely encourage development by increasing connectivity and avoiding the M
construction of new tower facilities. °
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17.28.040(A) - Criteria S. Adequate utilities, access roads, drainage, and/or other necessary E
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facilities have been or will be provided;
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Petitioner's response to 17.28.040(A)-Criteria 5: The utilities,access road, and proper drainage
are on site and will be properly maintained.
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17.28.040(A) -Criteria 6. Parking areas shall be of adequate size for the particular special use, _
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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. y
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Petitioner's response to 17.28.040(A)-Criteria 6: As stated above, adequate off-street parking, ;
and secured facility fence and substantial screening are in place on site. Since this an unstaffed facility
requiring only occasional visits for inspection the facility has adequate off-street parking area. s
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Packet Pg. 22
2.2.b
17.28.040, B.—Criteria for Special Use:The special use shall in all other respects conform to the
applicable regulations of the zoning district in which it is located,except as such regulations may be varied. £
Notwithstanding the foregoing, business planned unit developments shall conform with Section U
17.44.040(D)unless varied. o
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Petitioner's response to 17.28.040, B: The existing and proposed facilities conforms to Section LU
17.44.040(D) except for the previously approved 92' setback and the proposed 4' height variation. r-
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17.28.040, C. —Criteria for Special Use: The Planning and Zoning Commission may recommend •M
and the Corporate Authorities may impose such conditions and restrictions upon the subject property, _
the location, the construction and design of buildings and use of the property benefited by such special 0
use as may be necessary or appropriate to comply with the foregoing criteria. c
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Petitioner's response to 17.28.040,C: Petitioner is open to discuss conditions that are compliant
with the aforementioned Section 6409(a) and the FCC Infrastructure Orders. Given that the Application >
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proposes an EFR as such term is defined in federal law, the Application is entitled to streamlined review M
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pursuant to federal law. U
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17.28.040, D.—Criteria for Special Use: Notwithstanding Chapter 17.52, the Planning and Zoning io
Commission may recommend and the Corporate Authorities may vary the regulations of the zoning M
district in which the special use is located subject to meeting the criteria of Section 17.52.070(A)(1)—(3), M
except for planned unit developments which shall meet the general objectives of Section c0i
17.28.050(A)(1)—(7).
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Petitioner's response to 17.28.040, D: Petitioner is confident that the board will approve the O
variation with consideration of Section 6409(a) and the facts at hand.
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2.2.b
CROWN9045 River Rd, Phone: (317) 249-2028 £
Indianapolis,IN 46240 www.crowncastle.com v
CASTLE
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March 19,2021
Via Mail z
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Rati Akash,Village Planner c
Village of Buffalo Grove .
50 Raupp Boulevard L
Buffalo Grove, IL 60089 >
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RE: Request for Minor Modification to Existing Wireless Facility—Section 6409 v
Site Address: 1700 Estonian Lane,Buffalo Grove,IL 60089 a)
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Crown Site Number: 823449/ Crown Site Name: Cotey Colocation c
Customer Site Number: IL1920/Application Number: 522103 N
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Dear Ms. Akash: �
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On January 22, 2021, on behalf of its customer AT&T Mobility ("AT&T"), Crown Castle USA
Inc. ("Crown Castle") submitted Application for Special Use No. 522103 (the"Application")to the Village
of Buffalo Grove Building and Zoning Department(the "Village"). The Application seeks to modify the 0
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existing wireless tower located at the address set forth above. The purpose of this letter is two-fold: (a)to
answer your outstanding questions regarding the setback variance and(b) to respond to your requests for
additional information about the Application generally. U
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Background
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The Application clearly states that AT&T's request is an "eligible facilities request" for the r_
modification of the existing tower that does not "substantially change" the physical dimensions of the E
existing tower — as such terms are used in Section 6409(a) of the Spectrum Act and the Federal
Communications Commission's rules implementing that federal statute(hereinafter, an"EFR").1
a
Because the Application proposes an EFR, federal law requires that the Village shall approve, and
may not deny,the Application within 60 days, or else the Application may be deemed granted. According
to the FCC, a jurisdiction like the Village has thirty (30) days from Application submittal to inform an y
applicant in writing that its Application was incomplete and to"specifically delineate"the information that 0
was allegedly missing from the Application. See 2014 Infrastructure Order at para. 217. The Village is v
only permitted to request additional documentation that is "reasonably related to determining whether [the W
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i Middle Class Tax Relief and Job Creation Act of 2012,Section 6409(a)of Pub.L.No. 112-96,codified at 47 U.S.C. a
§ 1455(a)(2012)("Section 6409(a)");Acceleration of Broadband Deployment by Improving Wireless Facility Siting
Policies, 80 Fed. Reg. 1238-01 (Jan. 8, 2015) (the"FCC Infrastructure Order"); Accelerating Wireless and Wireline 0
Broadband Deployment by Removing Barriers to Infrastructure Investment, 85 Fed. Reg. 45126 (July 27, 2020) s
("FCC 5G Upgrade Order"). The FCC Infrastructure Order and the FCC 5G Upgrade Order are hereinafter referred
to collectively as the"FCC Orders." Q
The Foundation for a Wireless World.
Craywn astic,zorn
Packet Pg. 24
2.2.b
Application] meets the requirements" of Section 6409(a). See id. at para. 107. Any such request for
additional information must contain specific citations to the Village code or ordinance that requires that E
information. See id. at para. 133 (stating that, to toll the Section 6409(a) shot clock, the jurisdiction must
request additional information in writing and such writing "must specify the [local] code provision, c
ordinance, application instruction, or otherwise publicly stated procedures that require the information to c
be submitted"). Requests for additional information that are not(a) in writing; (b) "reasonably related"to w
determining whether the Application constitutes an EFR and(c) are not supported by specific reference to
the applicable code provision or local requirement do not toll the 60-day review period under federal law.
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Setback Variance
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We participated in a telephone meeting on February 19, 2021 wherein the Village verbally raised
some additional requests relating to the Application generally. After that meeting, the Village provided a 0
letter dated February 22, 2021 that outlined the additional information requested. Two days later, on
20
February 24,2021,'the Village provided additional information regarding the setback variance for the Site.
As we have discussed, Ordinance No. 2000-066, which was amended by Ordinance No. 2010-52, allows
the tower at the Site to be setback from a residential district boundary by ninety-two (92) feet. See c
Ordinance No. 2000-066 at§ E. The Application does not propose any change to the location of the tower v
and therefore the tower shall remain at the ninety-two (92) foot setback allowed by the current siting c'
documents. 0
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Without waiving any of its federal rights, including but not limited to those arguments set forth in r_
the footnote below, Crown Castle appreciates that the Village would like to maintain a clear understanding CD
that the existing,approved ninety-two(92)foot setback variance and the proposed one hundred and fourteen
(114) foot tower height are both variances from the rules set forth in Chapter 17 of the Village's Code.
Thus,we agree to amend the variance application to include both the ninety-two (92)foot setback variance
and the proposed one hundred and fourteen (114) foot tower height variance.' This proposal is with the
understanding that the Village agrees that both variances are covered as non-substantial expansions of the
existing wireless communications facility and promptly sends out the proper hearing notifications for a
hearing to be scheduled within twenty-one (21) days of this letter.
CL
Crown Castle Response to Village Requests 10
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As aforementioned,you and your colleagues requested certain additional items during our February
22, 2021 teleconference. Crown Castle respectfully submits that none of the documents requested are E
necessary for the Village to make the determination that the proposed modification set forth in the
Application is an EFR. Nonetheless,in an effort of good faith to the Village,Crown Castle will voluntarily a
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Crown Castle and AT&T reserve all of their rights and remedies available under federal, state, and local law, y
including but not limited to any timeline specific rights arising out of or relating to the Village's failure to provide us, 0
0
within the required thirty (30) days, with a writing that specifically delineated the additional information that the s?
Village was seeking in connection with the Application. Given that the Application was submitted on January 22, d
2021,federal law required such a writing to be provided to Crown Castle and AT&T by February 21,2021 to properly
toll the sixty (60) day review period allotted under federal law. See 2014 Infrastructure Order at para. 217 ("[A]n
initial determination of incompleteness tolls the running of the[shot clock]period only if the State or local government a
provides notice to the applicant in writing within 30 days of the application's submission [and]. . . clearly and
specifically delineate[s] the missing information in writing. . .
' Enclosed with this letter, you will find our amended Application as well as a Written Statement in Support of s
Variance Request, both submitted in accordance with Village Code (specifically the criteria set forth in Chapter
17.28.040), Q
The Foundation lair a Wireless World.
CrownCastic,zorn
Packet Pg. 25
2.2.b
provide certain of the items requested to supplement your review of the materials. We will address each of
your items in turn. £
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Village Issue No 1.Detailed dimensioned plat of survey
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Response to Village Issue No. 1: Village Issue No. 1 does not toll the 60-day period for review
of the Application because it does not contain a request for additional information that is reasonably related
to determining whether the Application is an EFR and the documentation has already been provided within a�
the original January 22 submittal. _
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Specifically, AT&T has provided construction drawings detailing on pages Am and A-2 that the U)
tower is an existing tower facility and that no ground equipment will be added outside of the existing c
approved equipment compound. Page A-3 of the construction drawings depict a 10' proposed tower
extension on a 100' existing tower and also shows that there will be less than 20' between the existing
antenna array and the new antenna array once the new antenna array is installed. As the FCC clarified last
year in its 5G Upgrade Order, such a proposed change is not a"substantial change"under federal law and, c
therefore,the Application is an EFR entitled to streamlined review. See FCC 5G Upgrade Order at para. 2. U
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Even though a plat of survey is not reasonably related to your process of determining whether the 0
Application is an EFR,AT&T has already voluntarily provided the information requested. We specifically N
M
refer you to the following documents included with the Application: (a) the original siting approval
Ordinance No.2010-52 that allowed the placement of the 100' tower; (b)page 16 of the Application which
shows the Legal Description of the site; and(c) pages 31 through 33 of the Application which contain the
�a
Legal Description and Survey of the site.
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Village Issue No 2.Detailed site plan showing setbacks
N
Response to Village Issue No. 2: Village Issue No. 2 does not toll the 60-day period for review M
of the Application because it does not contain a request for additional information that is reasonably related
to determining whether the Application is an EFR. en
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AT&T has provided construction drawings detailing on pages A-1 and A-2 that the tower is an
0
existing tower facility and that no ground equipment will be added outside of the existing approved
equipment compound. Page A-3 of the construction drawings depicts a 10' proposed tower extension on a E
100' existing tower and also shows that there will be less than 20' between the existing antenna array and
the new antenna array once the new antenna array is installed. As the FCC clarified last year in its 5G a
Upgrade Order, such a proposed change is not a"substantial change"under federal law and,therefore,the
Application is an EFR entitled to streamlined review. See FCC 5G Upgrade Order at para. 2. A plan c°
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depicting additional setbacks provides no information necessary in determining whether the proposed tower
extension constitutes an EFR.
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Village Issue No 3.Rendering of the proposed cell tower elevations
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Response to Village Issue No. 3: The Application already includes the required tower elevations
with both existing and proposed tower heights, including antenna equipment elevation details. See a
Application at page 35 and associated construction drawings at page A-3. The Application further
specifically demonstrates that there will only be 34 feet between the existing and proposed antennas once
the new antenna array is installed. According to the FCC, a proposed modification does not constitute a
substantial change if the modification would not increase the height of the tower by more than ten percent 0
Q
The Foundation Fair a Wireless World.
rown astic,zorn
Packet Pg. 26
2.2.b
(10%) or more than the height of one additional antenna array with separation from the nearest existing
antenna not to exceed twenty (20) feet, whichever is greater." The separation of 3-4 feet is significant to E
note because, as the FCC clarified in its 5G Upgrade Order issued last June, "an increase in the height of
the tower of up to twenty (20) feet between antennas, as measured from the top of an existing antenna to c
the bottom of a proposed new antenna on the top of a tower" does not constitute a "substantial change" c
under Section 6409(a). See FCC 5G Upgrade Order at para. 2. The request set forth in the Application w
falls into these parameters and, therefore, does not present a"substantial change"to the existing tower and
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is an EFR. +,
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Village Issue No 4.Detailed height dimensions of the height extension from the pole i
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Response to Village Issue No. 4: Village Issue No. 4 is essentially the same as Village Issue No.
3 and does not toll the 60-day period for review of the Application. Contrary to your assertion, the 0
Application already includes the requested height extension with both existing and proposed tower heights,
including antenna equipment elevation details. See Application at page 35 and its construction drawings at
page A-3. The Application further specifically demonstrates that there will only be 34 feet between the
existing and proposed antennas. According to the FCC, a proposed modification does not constitute a c
substantial change if the modification would not increase the height of the tower by more than the height U
of one additional antenna array with separation from the nearest existing antenna not to exceed twenty(20) r-
feet." The separation of 34 feet is significant to note because,as the FCC clarified in its 5G Upgrade Order 0
issued last June, "an increase in the height of the tower of up to twenty (20) feet between antennas, as N
measured from the top of an existing antenna to the bottom of a proposed new antenna on the top of a
tower" does not constitute a "substantial change" under Section 6409(a). See FCC 5G Upgrade Order at CD
para. 2. The request set forth in the Application falls into these parameters and,therefore, does not present
�a
a"substantial change"to the existing tower and is an EFR.
L
Village Issue No 5.Drawing of the ground elevation showing the equipment on site
N
Response to County Issue No. 5: Village Issue No. 5 does not toll the 60-day period for review
of the Application because, with this Request, the Village did not specify what Village code provision
CL
allegedly requires this additional information. When we submitted the Application, AT&T and Crown M
Castle provided the documentation required based on the publically available instructions provided on the M
Village petition application. While you may have personal preferences for how you like to see certain
0
information, those preferences are not sufficient to toll the 60-day period for review of the Application.
The information provided in the Application meets all requirements listed in County Ordinance No. 213, E
the County Variance Application Packet, and the Planning & Development Services Website. The
Application contains the specific height requested, references a specific section of the zoning ordinance, a
and details the complete scope of work proposed for the project. AT&T has clearly explained and
documented that the proposed development,including tower extension,is an EFR.
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Village Issue No 6.Printed labels
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Response to County Issue No. 6: Village Issue No. 6 does not toll the 60-day period for review
CD
of the Application because it does not contain a request for additional information that is reasonably related
to determining whether the Application is an EFR and your request was not supported by any Village code
provision that would require printed labels. When we submitted the Application on January 22, AT&T a
provided everything required by Village law, including address labels in electronic format. AT&T
committed to overnight delivery of a hard copies upon request. Following the electronic submittals, we
participated in conversations with you on January 22 and February 2 in which we repeated our ability to
provide hard copy labels if necessary. We were informed that such hard copies were not necessary. In a 0
a
The Foundation Fair a Wireless W rl!d.
CrownCastic,,corn
Packet Pg. 27
2.2.b
subsequent conversation on February 3, you confirmed that the public notice language in the Application
was correct, that the public notice letter would be mailed the following week, and confirmed that our E
Application would be heard at the March 2021 hearing dates of March 3 and March 15. At the February
22 meeting,you changed course and required printed hard copy labels for the first time. Such a request is c
not reasonably related to determining whether the Application constitutes an EFR and, thus, this request c
does not toll the 60-day review period for the Application. Nevertheless, we voluntarily provided those w
labels on February 25, 2021 via Federal Express.
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Notwithstanding the foregoing language, Crown Castle and AT&T reserve all rights and remedies a�
that may be available under Section 6409(a) or other applicable federal, state, and/or local law. We i
welcome the opportunity to discuss the Application in more detail. Do not hesitate to contact me to discuss o
further. `~
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Regards,
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Michael Gasser
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Crown Castle -Agent for Applicant
(317)249-2028
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Items from zoning application:
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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 w
endanger the public health, safety, morals, comfort, or general welfare; C
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AT&T's presence on this tower will increase capacity and coverage in the surrounding area(see aM
propagation snaps). We have submitted drawings/calculations stamped by a licensed structural engineer, _
so the proposed tower extension has been vetted and will be safe. The tower will increase public safety o
due to increased E911 service and FirstNet coverage for first responders. 0
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The location and size of the special use, the nature and intensity of the operation involved CD
in or conducted in connection with said special use, the size of the subject property in 0
relation to such special use, and the location of the site with respect to streets giving access a,
to it shall be such that it will be in harmony with the appropriate, orderly development of
the district in which it is located; N
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XUT is proposing a 10' foot extension of the existing tower which is needed in order to obtain
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the required height necessary for adequate coverage(see affidavit from AT&T). AT&T will be installing �
ground equipment within the existing fenced facility. This is the minimum amount of alterations needed
for Xf&T to adequately install at this facility.
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The special use will not be injurious to the use and enjoyment of other property in the U
immediate vicinity of the subject property for the purposes already permitted in such zoning Q-
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district, nor substantially diminish and impair other property valuations with the M
neighborhood;
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The 10' tower extension is the minimum AT&T needs in terms of height. The impact of this E
extension is negligible considering AT&T is using an existing structure in order to obtain this required C
height. If approval is not granted for this project, then AT&T will have to pursue a new tower build in a
order to obtain the required height.
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The nature, location and size of the buildings or structures involved with the cn
establishment of the special use will not impede, substantially hinder or discourage the C
development and use of adjacent land and buildings in accord with the zoning district a
within which they lie; c
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These concerns, while understandable, are in this case negligible because AT&T is making use of an U
existing structure in order to obtain the necessary height for AT&T's equipment. AT&T is not proposing
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Packet Pg. 55
that a new structure be built but instead that an existing structure be extended by 10' feet. Please note that
the parcel is currently zoned cornmercial. E
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Adequate utilities, access roads, drainage, and/or other necessary facilities have been or will LU
be provided; C M
This infrastructure presently exists at the facility and will not be altered by the proposed AT&T
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tower and ground installation. AT&T ground equipment will go inside the existing fenced compound. 0
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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 CD
exit driveways to and from these parking areas shall be designed so as to prevent traffic M 0
hazards, eliminate nuisance and minimize traffic congestion in the public streets.
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AT&T ground equipment will go inside the existing fenced compound. AT&T is not proposing any N
alterations outside of the compound. M
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2.2.b
Items as part of 17.34.040 SUP—General Requirements
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The petitioner shall provide to the Village an inventory of all existing towers within the Village and c
within one-mile of the Village's boundaries, including the location, height service coverage area w
and capacity for collocation of each tower;
- This requirement does not apply to colocation projects. ASR search results in approximately 50 2M
structures (which have all been organized within an excel spreadsheet).The justification for why none of =
these structures work for AT&T is that none of these structures is close enough to the very specific area o
AT&T is targeting to enhance coverage (see propagation maps). y
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The petitioner shall provide written documentation concerning the need for the facility at the
proposed location and the contribution that the facility will make concerning the improvement of v
service in the area;
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The petitioner shall provide written documentation concerning compliance with applicable FCC
regulations and identifying any adverse environmental effects that would be created by the facility;
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The petitioner shall provide written documentation that the facility will not create interference for M
existing communications transmissions nor disrupt or interfere with police, fire and public safety o
communications; _
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- Affidavit provided.
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The petitioner shall provide a cash bond or letter of credit to the Village equivalent to one hundred
twenty-five percent of the sum of the estimated cost of maintenance for a ten-year period and the
cost of removal and disposal of the entire installation; c
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- Cash bond or letter of credit will be provided.
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In considering a petition for a special use, including variations, the Planning and Zoning E
Commission and Corporate Authorities may require that the petitioner shall allow, on a
commercially reasonable basis, other providers of telecommunications services to a
Packet Pg. 57
2.2.b
collocate additional personal wireless service facilities on a free-standing tower or antenna
support structure, if such collocation is feasible; £
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but rather a tower extension specifically designed so that AT&T can install on an existing
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SWORN STATEMENT OF ANDREW FLOWERS IN SUPPORT OF TOWER EXTENTION
BY AT&T MOBILITY £
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1. 1 am an adult resident of the State of Illinois and serve as Sr. Real Estate Manager and Construction c
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Manager—IL/WI for AT&T Mobility ("AT&T").
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2. I manage AT&T's new site build out and antenna site leases in the State of Illinois that accommodate
AT&T's communications equipment to either improve or maintain wireless coverage. o
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Grove, IL 60089 (site number IL1920). �
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location. See page 2 of the propagation maps for a visual. Note that all six AT&T sites surrounding IL1920 N
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are too far away to provide adequate coverage to the area in need.
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5. There is an existing tower facility owned by Crown Castle at 1700 Estonian Lane. This facility is a 100' foot
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monopole tower with two existing carriers currently on the tower.One carrier is at the top of the tower at 100' �
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feet.The other carrier is at the 88'foot level of the tower.AT&T does not currently have an antenna installation
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proposed facility is situated within AT&T's existing network. Therefore,the tower needs to be extended 10' E
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additional feet for this tower to be useful for AT&T's coverage goals.Additionally,AT&T will need to install Q
equipment on the ground within the existing fenced compound_ The existing compound is of sufficient size
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and will not need to be expanded to accommodate our ground equipment needs.
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disrupt or interfere with police, fire and public safety communications. _
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feet as a means to obtain that required overall height of 110' feet without the need to build a new cellular s
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tower. If this project is not approved, AT&T will have no choice but to pursue a new tower build in order to Q
Packet Pg. 59
2.2.b
obtain the required height of 110' feet.
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LETTER OF INTENT
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Grove, IL 60089 (site number IL1920). �
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are too far away to provide adequate coverage to the area in need.
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monopole tower with two existing carriers currently on the tower.One carrier is at the top of the tower at 100' �
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feet.The other carrier is at the 88'foot level of the tower.AT&T does not currently have an antenna installation
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additional feet for this tower to be useful for AT&T's coverage goals.Additionally,AT&T will need to install Q
equipment on the ground within the existing fenced compound_ The existing compound is of sufficient size
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and will not need to be expanded to accommodate our ground equipment needs.
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Packet Pg. 61
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3.B.1
03/3/2021
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, MARCH 3, 2021
Call to Order
The meeting was called to order at 7:30 PM by Chairman Frank Cesario
2. Open Meetings Act Compliance
Pursuant to orders issued in response to the COVID-19 pandemic, this Public Hearing is
closed to in-person, public attendance. The hearing is being held via Zoom web y
conference meeting, which permits the public to fully participate in the virtual Public 3
Hearing via Zoom on a computer, tablet or phone. Details on how to access and
participate in this online virtual hearing are available below. More information
pertaining to the meeting information and links to the virtual meeting can be found at
To
<https.Ilus02web.zoom.us/i/87183202857>. o
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Please click the link below to join the webinar:
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<https://us02 web.zoom.usA187183202857> M
Or iPhone one-tap: ~
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US:+13126266799„87183202857# or+19294362866„87183202857
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Or Telephone: L
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Dial(for higher quality, dial a number based on your current location):
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US:+1 312 626 6799 or+1 929 436 2866 or+1 301 715 8592 or+1 253 215 8782 or+1346 248 N
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7799 or+1 669 900 6833 3
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Webinar ID:8718320 2857 g
International numbers available:<https://us02web.zoom.us/u/kbXpM2EHVd>
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Public Hearings/Items For Consideration a)
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1. Consider a Variation to Allow for a Rear Yard Addition Encroaching into the Minimum Q
Separation Required Between the Principal Structure and the Detached Garage at 489
Bernard Drive. (Trustee Johnson) (Staff Contact: Rati Akash) '
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Chairperson Cesario made a motion to open the public hearing. The roll call vote to open
the public hearing was unanimous.
Village Planner Akash provided background on the rear yard variations at 489 Bernard
Drive. Noting the material used as part of the addition will be in accordance with the
Code.
Ms.Andres described her petition to construct a room addition in the rear yard.
Com. Goldspiel asked what fire suppression materials were going to be used in the
construction of the addition.
Village Planner Akash responded that all material that are going to be used in the
construction of the addition will be per the Village Code.
Packet Pg. 63
3.B.1
03/3/2021
Com. Goldspiel asked what the exterior of the addition will be.
Mr. Flubacker, of Robert Flubacker Architects, provided the commission with the specific
material that will be used on the addition. He noted the house will be protected if afire
started in the addition, and the addition would be protected from afire in the house.
Com. Moodhe asked Mr. Flubacker about the number of projects he has completed in
that same area.
Mr. Flubacker responded that he has worked on two houses in that same area, one very
similar to the subject property. He also noted he has worked on a number of projects
within Buffalo Grove.
Com. Moodhe asked Mr. Flubacker if he has seen other addition like this being done in
the some area. 3
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Mr. Flubacker responded yes. He proceeded to explain why these additions are common
in this particular neighborhood.
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Com. Richards asked for clarification on the setback of the addition. o
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Village Planner Akash provided clarification on the minimum encroachment. Q-
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Com. Weinstein referenced packet page 11 while commenting on the turning radius to 2
the detached garage. Noting he does not see it being an issue. c
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Mr. Flubacker concurred and verified, that pulling into the garage would be no issue.
Com. Weinstein asked what the dark shaded area on packet page 11 was meant to N
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show. ri
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Mr. Flubacker responded that the dark shaded area is showing the part of the addition
within the 10 foot setback from the garage. c
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Com. Richards asked staff if there were any comments or concerns from neighbors. 3
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Village Planner Akosh responded that two people called, but there were not concerns g
raised.
Chairperson Cesario asked staff if there have been any problems with other additions
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similar in nature to the subject property. aa)
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Village Planner Akash responded no. a
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Chairperson Cesario entered the Village Staff Report as exhibit one.
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The petitioner thanked the commission for their time.
Chairperson Cesario made a motion to close the public hearing. The vote was unanimous
to close the public hearing.
The public hearing closed at 7:46 PM.
Com. Weinstein made a motion to grant a variation to Section 17.32 for a rear yard
addition encroaching 3'-11"into the required 10'setback between the principal building
and the detached garage provided that the rear yard addition shall be installed in
accordance with the documents and plans submitted as part of this petition.
Com. Richards seconded the motion.
Com. Moodhe spoke in favor of the motion.
Packet Pg. 64
3.B.1
03/3/2021
Chairperson Cesorio spoke in favor of the motion
RESULT: APPROVED [UNANIMOUS]
AYES: Moodhe, Spunt, Cesario, Goldspiel, Khan, Weinstein, Au, Richards,
Worlikar
Regular Meeting
Other Matters for Discussion
Approval of Minutes
1. Planning and Zoning Commission - Regular Meeting - Feb 3, 2021 7:30 PM Cn
3
RESULT: ACCEPTED [UNANIMOUS] E
AYES: Moodhe, Spunt, Cesario, Goldspiel, Khan, Weinstein, Au,
Richards, Worlikar C
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Chairman's Report Q.
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None.
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Committee and Liaison Reports M
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None.
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Deputy Community Development Director Woods spoke briefly on community development
projects as well as the upcoming training for the Planning and Zoning Commission. 0
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Public Comments and Questions =_
None.
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Adjournment U
The meeting was adjourned at 8:10 PM a
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Chris Stilling
APPROVED BY ME THIS 3rd DAY OF March 2021
Packet Pg. 65
3.B.2
03/24/2021
MINUTES OF THE SPECIAL 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, MARCH 24, 2021
Call to Order
The meeting was called to order at 7:30 PM by Chairman Frank Cesario
2. Open Meetings Act Compliance
Pursuant to orders issued in response to the COVID-19 pandemic, this Public Hearing is
closed to in-person, public attendance. The hearing is being held via Zoom web
conference meeting, which permits the public to fully participate in the virtual Public 3
Hearing via Zoom on a computer, tablet or phone. Details on how to access and
participate in this online virtual hearing are available below. More information c
pertaining to the meeting information and links to the virtual meeting can be found at
<htWs.:11us02web.zoovtr.::.rr,/�89593269I21> >
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You are invited to a Zoom webinar.
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When:Mar 24, 2021 07:30 PSI Central Time (US and Canada) o
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Topic:PZC Training
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<haps:lliis02web.zoom,.usl-189593269721> M., w
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US: +13126266799„89593269721# or +19294362866„89593269721#
Or Telephone:
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Dial(for higher quality, dial a number based on your current location): U
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US: +1 312 626 6799 or +1 929 436 2866 or+1 301 715 8592 or +1 669 900 a
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International numbers available: <hulas:llusO2web.zoom.uslulkehMllr;IJJ21>
Public Hearings/Items For Consideration
Regular Meeting
Other Matters for Discussion
1. PZC Training Presentation (Frank Cesario) (Staff Contact: Nicole Woods)
Village Attorneys Pat Brankin and Nick Standiford, as well as Deputy Director of
Community Development, Nicole Woods presented a Planning and Zoning
Commission Training Presentation. The presentation reviewed applicable areas
of the Village code;PZC procedures, roles and responsibilities; Open Meetings
Packet Pg. 66
3.B.2
03/24/2021
Act and Freedom of Information Act, and best practices.
Approval of Minutes
Chairman's Report
Committee and Liaison Reports
Staff Report/Future Agenda Schedule
Public Comments and Questions
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Adjournment 3
The meeting was adjourned at 8:52 PM
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Chris Stilling o
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APPROVED BY ME THIS 24th DAY OF March 2021 a
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Packet Pg. 67