2021-12-01 - Planning and Zoning Commission - Agenda Packet M . Meetingof the Village of Buffalo Grove Fifty Rauppto Grove,
Blvd
g Buffalo Grove,IL 60089-2100
µ' Planning and Zoning Commission Phone:847-459-2500
Regular Meeti ng
December 1, 2021 at 7:30 PM
I. Call to Order
II. Public Hearings/Items For Consideration
1. Consider a Variation to Allow for a Driveway to Exceed the Maximum Coverage at 811
Summer Ct. (Trustee Johnson)(Staff Contact: Nicole Woods)
III. Regular Meeting
A. Other Matters for Discussion
B. Approval of Minutes
1. Planning and Zoning Commission -Regular Meeting- Nov 17, 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 a Variation to Allow for a Driveway to Exceed
the Maximum Coverage at 811 Summer Ct.
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Recommendation of Action
As staff does not believe the petitioner adequately meets the variation standards,staff recommends
denial.
The petitioner, who resides at 811 Summer Ct recently expanded his driveway without applying for a
permit and after receiving a stop work order notice.The driveway expansion exceeds the required 40%
front yard coverage. As a result, a variation is required.
ATTACHMENTS:
• 2021.11.23 Staff Report (DOCX)
• Revised Plan Set (PDF)
Trustee Liaison Staff Contact
Johnson Nicole Woods, Community Development
Wednesday, December 1,
2021
Updated: 11/23/2021 11:49 AM Pagel
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VILLAGE OF BUFFALO GROVE
PLANNING&ZONING COMMISSION Ira
STAFF REPORT
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MEETING DATE: December 1,2021 E
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SUBJECT PROPERTY LOCATION: 811 Summer Ct co
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PETITIONER: Ornis Mala a
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PREPARED BY: RatiAkash,Village Planner
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REQUEST: A variation to allow for an existing driveway to exceed the 40% U
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of front yard coverage maximum. '
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EXSITING LAND USE AND ZONING: The property is improved with a single-family home currently
zoned R3.
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COMPREHENSIVE PLAN: The approved Village Comprehensive Plan calls for this property
and the immediate neighborhood to be single family detached. x
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PROJECT BACKGROUND
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The petitioner, Ornis Mala recently
expanded his driveway on the southoi� c
without applying for a permit, and „y 3 Ili ...
after receiving a stop work order u � _
notice from the Village. �� o
The Petitioner applied for a permit ;,r
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and a variance after the driveway
expansion work was completed.The '�% � >
existing driveway expansion
exceeds the required 40%front yard
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coverage. As a result a variation is ice` w
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required.
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After an inspection was conducted Q,
on site, it was found that the existing .,
driveway expansion does not
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comply with the drainage pattern. ° CD
Since then, the Petitioner has ry
worked with the Village Staff and
agreed to remove a portion of the driveway on the drainage easement and repour it to be in compliance N
with the existing drainage pattern in the easement. N
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PLANNING&ZONING ANALYSIS
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History of Events °1
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1. On J une 14,2021,a stop work order notice was given to „r `� p ,a, E
the Petitioner at 811 Summer Ct after receiving a y cn
complaint. When this stop work order was delivered,
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the concrete was not poured on the existing driveway ,
expansion. .
2. The Petitioner came to the Village and applied fora >
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retroactive permit and a variance after the concrete was
poured and the driveway expansion was completed. �
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3. After review, it was found that the expanded driveway --
exceeds the required 40%front yard coverage.
4. After an inspection was conducted, it was found the driveway was not in compliance with the m
existing drainage pattern of the site. x
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5. This item was continued from the September 15,2021 Public Hearing date.
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6. The Petitioner has agreed to remove and re-pour part of the concrete to meet the grading
requirements. p
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Summary of the Changes
• The existing driveway expansion has been extended on the south c
portion of driveway. Pursuant to the Zoning Ordinance, the '����
maximum permitted front yard coverage must be 40%, the r ` % � �� "'� $
property is allowed up to approximately 804 square feet of _
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impervious coveragefor their driveway and walkways.
• The existing driveway expansion on the south of the driveway
measures 60squarefeet in total.
• The total impervious surface in the front yard measures 45.12%. „ ; c
The total impervious surface exceeds the permissible 40% front , --
yard coverage by 5.12%. ii'�'�,�����i",� %
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• The approximate area of the driveway on the drainage easement,
which requires the grade changes is 25 square feet. Even if this M
portion of the driveway is removed, a variance is still required as the impervious surface will still
exceed 40%.
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• In the petitioner's response to standards,the petitioner claims that the unique circumstances for c
this variation is that the fence door opening requires ground support. `*4
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• After a site inspection was conducted, staff found that the fence on the subject property is a 6' +;
tall fence, which is not a permitted fence. The Petitioner has indicated that he will reduce the v
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extension of the new fence to 5'tall. £
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Variation Requested cn
A front yard coverage variation from Section 17.36 from the Buffalo Grove Zoning Code states that the
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maximum of 40% of the required front yard area may be covered by approved paved and impervious
surfaces including driveways and walkways.
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DEPARTMENTAL REVIEWS >
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Village Department Comments v
Engineering The Engineer has reviewed the driveway expansion and provided the
attached memo that show concerns with grading in the drainage E
easement. As noted above, the Petitioner has agreed to remove and
re-pour the concrete to meet the grading requirements.
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SURROUNDING PROPERTYOWNERS x
Pursuant to Village Code, the contiguous property owners were notified and a public hearing sign was o
posted on the subject property.The posting of the public hearing sign and the mailed notifications were
completed within the prescribed timeframe as required.As of the date of this Staff Report,two calls were `°
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received, however no objections were raised. The petitioner has also submitted an email from his
neighbor concerning the fence, not the driveway, that is included in the packet. o
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STANDARDS
The Planning & Zoning Commission is authorized to grant variations to the regulations of the Zoning o
Ordinance based upon findings of fact which are made based upon evidence presented at the hearing Q
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that:
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1. The plight of the owner is due to unique circumstances;
2. The proposed variation will not alter the essential character ofthe neighborhood; >
3. There are practical difficulties or particular hardships in carrying out the strict letter of this
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Chapterwhich difficulties or hardships have not been created by the person presently having an
interest in the property; and, c
4. The proposed variation will not be detrimentalto the public health safetyand welfare. v
The petitioner has provided a response to the standards. 0
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STAFF RECOMMENDATION
Village Staff recommends denial of the variation to allow a driveway expansion that would exceed the cn
required front yard coverage by 5.12%, as staff believes the petitioner does not adequately meet the N
variation standards.
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ACTION REQUESTED N
The Planning & Zoning Commission (PZC) shall open the public hearing and take public testimony
concerning the request.The PZC shall make a recommendation to the Village Board. E
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Suggested PZC Motion
PZCmoves to grant denial of the variation which would allow a driveway expansion that would exceed the U
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required front yard coverage by 5.12%based on failure to meet the variation standards. £
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From: 0nnisMa|a
Address:811 Summer[t, Buffalo Grove |L600Q �
To: Planning 0'Zoning Commission,Village of Buffalo Grove °^
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To Whom |t May Concern:
VVe are trying to add an additional section to the sidewalk,10 the right-hand side of the house /|ookinO 0
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frfromthe fnon1).The measurements are displayed in the attached file.The reason for this addition is 0
because we have fixed the fence doors three times since we purchased the house in 2018, because the
doors hang luce after we open them, and the bottom does not touch the concrete no longer.
Therefore,we had the company that maintains our yard prepare the drawing for us. �
|f you have any other questions, please let us know| �
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PETER ALAN WASEM, ESQ.
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PETER ALAN WASEM P.C. -ATTORNEY AT LAW E
330 E.MAIN STREET—3rd FLOOR- P. O.BOX 3372 BARRINGTON ILLINOIS 60010 M
Tel: 847.381.4430 - Fax: 847.381.4409- Email:peteralanwasemOgmail.com N
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Thursday, November 4, 2021
Ms. Rati Akash
Village Planner 0
Community Development E
Village of Buffalo Grove E
50 Raupp Boulevard
Buffalo Grove, IL 60089
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Regarding: 811 Summer Court
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Dear Ms. Akash: o
As you may know, I have been engaged to assist Mr. Ornis Mala with is
request for a variance with respect to the expansion of the paved and/or o
impervious area in the front yard of his property located at 811 Summer Court.
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It is my understanding that Mr. Mala has already submitted certain o
documents in support of his request for variance relief. However, it is also my a
understanding that the supporting documents submitted by Mr. Mala needed to
be supplemented. In particular, the Response to Standards form. Therefore, I am o
providing you a revised Response to Standards form containing the revised
responses to each numbered item set forth therein. I ask that this revised >
Response to Standards be added to the prior submittals in support of his request.
The revised and updated Response to Standards is attached hereto.
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The hearing on Mr. Mala's request is set for December 1 , 2021 .
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If I can be of further assistance or if you need anything else, please feel
free to contact me directly. a
Peter Alan Wasem
By:
Peter Alan Wasem, Esq.
File No.21-4616-001 E
Cc: Mr. Ornis Mala o
Mr. Nicholas D. Standford a
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PETER ALAN WASEM, ESQ.
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PETER ALAN WASEM P.C. -ATTORNEY AT LAW E
330 E.MAIN STREET—3rd FLOOR- P. O.BOX 3372 BARRINGTON ILLINOIS 60010 M
Tel: 847.381.4430 - Fax: 847.381.4409- Email:peteralanwasemOgmail.com N
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Thursday, November 4, 2021
Ms. Rati Akash
Village Planner 0
Community Development E
Village of Buffalo Grove E
50 Raupp Boulevard
Buffalo Grove, IL 60089
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Regarding: 811 Summer Court
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Dear Ms. Akash: o
This correspondence is written to memorialize the action taken by my
client Mr. Ornis Mala with respect to the outstanding issues relative to certain o
outstanding building and zoning maters with the Village of Buffalo Grove.
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1 . Maximum Front Yard Coverage. Under a separate cover I have on o
behalf of Mr. Mala submitted a revised Response to Standard for the purpose of a
supplementing his request for variance relief for the addition of concrete in the
front yard of his home. o
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2. Fence. Mr. Mala will reduce the height of the new fence to 5 feet in >
order to comply with existing standards. In addition, I am attaching a copy of an
email dated October 18, 2021 , from Mr. Preetham Dalvay, Mr. Mala's neighbor,
confirming their conversation and memorializing Mr. Dalvays acceptance of the c
extension of Mr. Mala's fence (including resolving any encroachment concerns)
and Mr. Mala's promise to reduce the height of the new fence extension to 5
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feet. A copy of that email is attached for your benefit.
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3. Basketball Court. Mr. Mala has indicated and renews that statement he CD
made that the dimensions of the basketball court in his backyard are the same
as when he acquired fee simple title to the property.
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Therefore, Mr. Mala believes he has properly addressed and resolved all E
pending issues, except with respect to the item 1 above, which is set for hearing o
on December 1 . a
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Thursday, November 4, 2021
Ms. Rati Akash
Village Planner
Community Development
Village of Buffalo Grove
50 Raupp Boulevard E
Buffalo Grove, IL 60089 cn
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Regarding: 811 Summer Court
If I can be of further assistance, please feel free to contact me directly.
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Peter Alan Wasem E
By: E
Peter Alan Wasem, Esq. x
File No.21-4616-001
Cc: Mr. Ornis Mala
Mr. Nicholas D. Standford
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VILLAGE OF BUFFALO GROVE
Field Inspection Report
847-45 -2530
Gate Company Game Permit ##
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Inspection: ❑ Passed ( Failed ❑ Call for re-inspection $__ fee due prior to re-inspection
Inspector Date of Inspection m Builder/Occupant Signature
Inspector Date of Re-Inspection Builder/Occupant Signature
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REVISED
Response to Standards
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1. The plight of the owner is due to unique circumstances; E
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Your Evidentiary Statement: N
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The expansion of the of the paved and/or impervious surfaces in the front yard was done
to remedy the unique circumstances of the topography of the yard in and around the fence gate
adjacent to the garage.The ground and grass in that area was of such consistency as to cause the >
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fence gate to deteriorate and prevented the gate from opening and closing properly. As a result, U
the fence gate could not be used, as intended, and needed constant repair and replacement.The E
new concrete surface installed allows the fence gate to be, opened, and, closed as intended and E
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solves the problem of constant repair and replacement.
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2. The proposed variation will not alter the essential character of the neighborhood; w
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Your Evidentiary Statement: 3
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The installation of the additional concrete surface does not alter the essential character o
of the neighborhood, in fact, in improves the neighborhood. The area where the surface was L
installed is now improved by being more aesthetically attractive, with a clean surface, which °
matches the gate. In addition, it helps maintain the integrity, condition, and look of the fence _o
gate. Q
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3. There are practical difficulties or particular hardships in carrying out the strict letter of
this Chapter which difficulties or hardships have not been created by the person >
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presently having an interest in the property; and,
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Your Evidentiary Statement: 0
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The best solution to preventing the deterioration of the existing fence gate and ground in
the area of the fence gate was to install the concrete. Due to the existing ground conditions the
fence gate could not be operated as intended and required constant repair, to both the fence a
and ground. The only practical solution was to install the concrete so that the fence would N
operate properly, that is open and close using the wheels on the bottom of the gate. The fence
gate and topography of the ground in and around the fence gate were existing and not created
by the current homeowner.
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4. The proposed variation will not be detrimental to the public health safety and welfare. CO
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Your Evidentiary Statement:
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The expansion of the paved and/or impervious surfaces is not located close to or in the Q
area adjacent to the street and poses no safety concerns, as it is a smooth surface that allows E
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for clean, consistent, easy, and safe access to through the homes fence gate. In fact, it improves E
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safety and welfare of those using the area and the fence gate by providing a smooth surface to
walk on and use the fence gate. The concrete installed is not detrimental to public safety and s
welfare.
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Dated: November 4, 2021 w
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Ornis Mala
811 Summer Court
Buffalo Grove, IL o
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MEMORANDUM E
DATE: September 7, 2021 00
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TO: Rati Akash, Village Planner
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FROM: Ted Sianis, Civil Engineer II
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SUBJECT: 811 Summer Court— Driveway Extension/Sidewalk v
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The Engineering Department received a request to inspect/verify grading for a driveway extension adjacent
to the driveway serving 811 Summer Court. This work was performed without a permit and permitted post
construction. Upon inspection, the newly poured concrete does not comply with Village code. The driveway M
extension has slightly raised the grade through a portion of the property where a drainage easement exists.
There are three scenarios available to rectify this issue. The homeowner at 811 Summer Court may: w
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1. Remove the portion of concrete driveway extension within the easement and regrade adjacent to
the remaining concrete; 3
2. Remove the new concrete in its entirety; or
3. Replace the concrete within the easement, lowering the new concrete to meet the previously
existing grade.
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Enclosed with this memo are:
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1. The plat that was submitted with the permit post construction which shows the Engineering Q
Department comments for the work, and a circled area where the new concrete does not meet q
Village Code. c
2. A picture illustrating the grade change. °
3. Aerial pictures illustrating additional unpermitted fence replacement. c°
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---------- Forwarded message---------
From: Preetham Dalvay<dalvav@gmail.com> --
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Date: Mon, Oct 18, 2021 at 12:48 PM U
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Subject: Fence between our properties 811/813 Summer Ct d
To: Ornis Mala <ornis@thesocialplus.com> E
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Hi Ornis, °�°
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As discussed regarding the fence between our properties of 811 (yours) and 813 (mine) Summer Ct
Buffalo Grove: >
1. 1 am ok with you extending your fence on your property, as has already been done. Q
2.Thanks for letting me know that you will bring the height of the fence down to 5 ft, as required by the E
Buffalo Grove village. ;_
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11/17/2021
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, NOVEMBER 17, 2021
Call to Order
The meeting was called to order at 7:32 PM by Chairman Frank Cesario
Public Hearings/Items For Consideration
1. Consider a Variation for an Accessory Structure Exceeding Max Rear Yard Coverage at N
300 Raupp Blvd (Trustee Johnson) (Staff Contact: Nicole Woods) ;
Village Planner Akash provided a background on the subject property. E
Mr. Nenkov gave the Commissioners a brief description of his variation for a proposed c
shed in the rear yard. >
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Com. Weinstein asked the petitioner about the shed and the current detached garage. a
Mr. Nenkov explained his lot situation. a
Chairperson Cesario asked if the petitioner had anything else to say in closing. a
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Mr. Nenkov thanked the Commissioners for their time. ti
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The staff report was entered as exhibit one. o
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The public hearing was closed at 7:40 PM.
Commissioner Weinstein made a motion to grant a variation to Section 17.32 of the O
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Buffalo Grove Zoning Code to allow for an 8'by 10'shed in the rear yard, which exceeds o
the 3.2%of the rear yard coverage. The shed shall be installed in accordance with the U)
documents and plans submitted as part of this petition.
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Com. Spun t seconded the motion.
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Com. Moodhe spoke in favor of the motion.
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Com. Weinstein spoke in favor of the motion. Q-
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Com. Goldspiel spoke in favor of the motion. a
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RESULT: APPROVED [UNANIMOUS] '
AYES: Moodhe, Spunt, Cesario, Goldspiel, Khan, Weinstein, Richards, Worlikar c
ABSENT: Amy Au
2. Consider a Variation to Allow an RV that Exceeds Max Permissible Size and Allow for the
Storage in the Corner Yard at 551 Springside Ln. (Trustee Pike) (Staff Contact: Nicole
Woods)
Village Planner Akash gave a description of the subject property and details on the two
variations.
Mrs. Mulvihill provided the Commissioners with additional detail regarding their
petition.
Com. Worlikar asked about the position of the Boat and trailer regarding proper
screening.
Packet Pg. 22
3.B.1
11/17/2021
Village Planner Akash provided detail to the Commissioners regarding the fence code.
Chairperson Cesario clarified to the Commission that there is no request for a fence
variation.
Village Planner Akash confirmed that there is no fence variation as part of the petition.
Com. Worlikar asked if the fences would overlap.
Mr. Mulvihill said no.
Com. Spunt asked if the petitioner will be able to back the boat and trailer into the
driveway.
Mr. Mulvihill spoke to the measurements he took to make sure he had enough room to
maneuver the trailer. 3
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Com. Goldspiel noted that the boat was large.
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Mr. Mulvihill said it is primarily used in lakes.
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Com Goldspiel asked if the boat would be covered in the winter months. Q.
a
Mr. Mulvihill said yes. a
Com. Moodhe asked if the top part of the boat could be folded down. as
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Mr. Mulvihill said yes.
Com. Moodhe asked the petitioner what his landscape plan was. c
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Mr. Mulvihill said he hopes to use the topsoil from the extended driveway to build up a r�
bead for the landscape that will tentatively include arborvitaes. >
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Com Moodhe asked if they had talked to their neighbors. z
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Mr. Mulvihill said year.
Com Weinstein asked if the plans for the screening was planned with staff.
Mr. Mulvihill said yeas.
Com. Weinstein asked about the house behind them and if they were going to screen the
boat on that side. 0
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Mr. Mulvihill said he hasn't thought about screening the boat on that side. a
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Village Planner Akash that the Village will look and make sure it is properly screened for
the neighbors in the rear.
Com. Goldspiel spoke briefly on landscape ideas.
Mr. Mulvihill thanked the Com. Goldspiel for the ideas.
Chairperson Cesario asked if there was a variation for the driveway.
Village Planner Akash said no.
Chairperson Cesario asked the petitioners to go over their hardship as required for the
variation.
Mr. Mulvihill spoke about the hardship of having the boat stored somewhere else when
he works on it and the cost it for storage.
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Chairperson Cesario spoke in favor of the variations and thanked the petitioners for their
thoughtful plan to screen the boat and trailer.
The staff report was entered as exhibit one.
Mr. Clifford, 541 Springside Ln, spoke in favor of the variation.
Mrs. Mulvihill thanked the Commissioners for their time.
The public hearing was closed at 8:12 PM.
Com. Weinstein made a motion to approve a variation to the RV regulations to allow for
a boat and trailer to be stored in the corner yard provided the variation shall apply to the
boat and trailer that has a size and shape reasonably consistent with the materials N
provided as part of the petition, the variation shall not run with the land, the Petitioner a'
installs an approved hard surface to store the RV in the corner yard, installs a 5'tall open
style fence in the corner yard as depicted in the materials provided as part of the o
petition, and plants a landscaping directly adjacent and in the rear to the proposed 'R
driveway that effectively screens the RV acceptable by the Village Forester. c
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Com. Moodhe seconded the motion. C
Com. Moodhe spoke in favor of the motion.
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Com. Spunt spoke in favor of the motion. �o
Com. Worlikar spoke in favor of the motion.
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Chairperson Cesario spoke in favor of the motion. N
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RESULT: APPROVED [UNANIMOUS]
AYES: Moodhe, Spunt, Cesario, Goldspiel, Khan, Weinstein, Richards, Worlikar z
ABSENT: Amy Au o
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Regular Meeting
Other Matters for Discussion a;
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Approval of Minutes Q,
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1. Planning and Zoning Commission - Regular Meeting - Oct 6, 2021 7:30 PM a
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RESULT: ACCEPTED AS AMENDED [7 TO 0] +;
AYES: Moodhe, Spunt, Cesario, Khan, Weinstein, Richards, Worlikar c
ABSTAIN: Stephen Goldspiel
ABSENT: Amy Au
Chairman's Report
Chairperson Cesario provided his chairman's report and talked briefly about the upcoming work
on Town Center.
Committee and Liaison Reports
Com. Richards provided his liaision report from the Village Board meeting he attended.
Staff Report/Future Agenda Schedule
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3.B.1
11/17/2021
Village Planner Akash provided an update on the future agenda schedule.
Public Comments and Questions
Adjournment
The meeting was adjourned at 8:27 PM
Chris Stilling
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APPROVED BY ME THIS 17th DAY OF November , 2021 c
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