2024-05-01 - Planning and Zoning Commission - Agenda PacketII. Public Hearings/Items For Consideration
Public Comment is limited to items that are not on the regular agenda. In accordance with
Section 2.02.070 of the Municipal Code, discussion on questions from the audience will be limited
to 5 minutes and should be limited to concerns or comments regarding issues that are relevant to
Planning and Zoning Commission business. All members of the public addressing the Planning
and Zoning Commission shall maintain proper decorum and refrain from making disrespectful
remarks or comments relating to individuals. Speakers shall use every attempt to not be
repetitive of points that have been made by others. The Planning and Zoning Commission may
refer any matter of public comment to the Village Manager, Village staff or an appropriate agency
for review.
Consideration of a Variation to the Fence Code, Section 15.20.040, for the Purpose of
Installing an 8-Foot Fence on the Property Line Along Buffalo Grove Road at 3 River
Oaks Circle E. (Trustee Weidenfeld) (Staff Contact: Andrew Binder)
III. Regular Meeting
A. Other Matters for Discussion
B. Approval of Minutes
1. Planning and Zoning Commission - Regular Meeting - Apr 17, 2024 7:30 PM
C. Chairman's Report
D. Committee and Liaison Reports
E. Staff Report/Future Agenda Schedule
F. Public Comments and Questions
Public Comment is limited to items that are not on the regular agenda. In accordance
with Section 2.02.070 of the Municipal Code, discussion on questions from the audience
will be limited to 5 minutes and should be limited to concerns or comments regarding
issues that are relevant to Planning and Zoning Commission business. All members of
the public addressing the Planning and Zoning Commission shall maintain proper
decorum and refrain from making disrespectful remarks or comments relating to
individuals. Speakers shall use every attempt to not be repetitive of points that have
been made by others. The Planning and Zoning Commission may refer any matter of
public comment to the Village Manager, Village staff or an appropriate agency for review.
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.
2.1
Action Item : Consideration of a Variation to the Fence Code,
Section 15.20.040, for the Purpose of Installing an 8-Foot Fence on
the Property Line Along Buffalo Grove Road at 3 River Oaks Circle
E.
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Recommendation of Action
Staff recommends approval of the request, subject to the conditions in the attached staff report.
The Petitioner is proposing to remove and replace an existing 6-foot semi -open wooden fence with an 8-
foot solid wooden fence at the property line along Buffalo Grove Road at 3 River Oaks Circle.
The Planning & Zoning Commission (PZC) shall open the public hearing and take public testimony
concerning the variation request. The PZC shall make the final decision on whether or not to approve the
variation. If the PZC denies the request, it can be appealed to the Village Board.
ATTACHMENTS:
• 3 River Oaks Cir - Staff Report (PDF)
• 3 River Oaks Cir - Plan Set (PDF)
Trustee Liaison
Weidenfeld
Wednesday, May 1, 2024
Staff Contact
Andrew Binder, Community Development
Updated: 4/25/2024 4:34 PM
Page 1
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VILLAGE OF BUFFALO GROVE
PLANNING & ZONING COMMISSION
STAFF REPORT
MEETING DATE: May 1, 2024
SUBJECT PROPERTY LOCATION: 3 River Oaks Circle, Buffalo Grove, IL 60089
PETITIONER: Young Koh
PREPARED BY: Andrew Binder, Associate Planner
REQUEST: Variation to the Fence Code, Section 15.20.040, for the purpose
of installing an 8-foot fence at the property line along Buffalo
Grove Road.
EXISTING LAND USE AND ZONING: The property is improved with a single-family home currently
zoned R-3.
COMPREHENSIVE PLAN: The approved Village Comprehensive Plan calls for this property
and the immediate neighborhood to be single-family detached.
PROJECT BACKGROUND
The Petitioner is proposing to remove and replace
an existing 6-foot semi -open wooden fence with
an 8-foot solid wooden fence at the property line
along Buffalo Grove Road at 3 River Oaks Circle, as
shown in Figure 1.
PLANNING & ZONING ANALYSIS
• The subject property is a corner lot at the
intersection of River Oaks Circle and Buffalo
Grove Road. A 6-foot semi -open fence is
currently in place along a portion of the
property line adjacent to Buffalo Grove Road.
The existing fence encroaches into the
required 4-foot setback for a corner -side yard
fence and is legally non -conforming.
• In 2008, the residential properties adjacent to the subject property to the north, which also abut
Buffalo Grove Road, were granted approval for an 8-foot solid fence variation. While the subject
property was included in the petition for the fence variation presented to the PZC, it was not
included in the final petition presented to the Village Board. Staff assumes that the petition was
withdrawn by the applicant. It should be noted that while the fence variations were granted to the
properties to the north, the PZC recommended denial of the variations.
• The petitioner is now seeking approval of a variation to match the fence style of the neighbors to
the north of the subject property.
• The 8-foot solid fence, which is shown in yellow in Figure 1, will be installed in the exact location of
the existing 6-foot fence. It requires variations because it exceeds the height limit of a corner -side
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2.1.a
yard fence, is not a semi -open fence, and encroaches into the required 4-foot setback for a corner -
side yard fence.
• The proposed fence will be in line with the adjacent properties' fences along Buffalo Grove Road and
is compliant with all other fence code requirements.
Figure 2: Photo of Existing Fence along Buffalo Grove Road
VARIATIONS REQUESTED
1. A fence variation from Section 15.20.040.113 of the Buffalo Grove fence code, which states that
Fences may be erected, placed and maintained on a corner lot provided they maintain a minimum
distance of four feet from the property line.
2. A fence variation from Section 15.20.040.113 of the Buffalo Grove fence code, which states that
such fences of an open or a shadowbox style shall not exceed five feet above ground level, and
shall conform to all sections of the Fence Code.
DEPARTMENTAL REVIEWS
Village Department
Comments
Engineering
The Village Engineer has reviewed the proposed fence location and has
no engineering or line of sight concerns or objections with the
proposed location of this fence.
SURROUNDING PROPERTY OWNERS
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
completed within the prescribed timeframe as required. As of the date of this Staff Report, the Village has
received one call from a neighboring property that was in support of the request.
STANDARDS
The Planning & Zoning Commission is authorized to grant variations to the Fence Code based on the
following criteria:
1. The plight of the owner is due to unique circumstances;
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2.1.a
2. The proposed variation will not alter the essential character of the neighborhood;
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 presently having an
interest in the property; and,
4. The proposed variation will not be detrimental to the public health, safety and welfare.
The petitioner has provided a written response to the variation standards included in this packet.
STAFF RECOMMENDATION
Village staff recommends approval of variation to allow the installation of an 8-foot solid wood fence that
exceeds the maximum height of a corner side yard fence, is not of an open style, and encroaches beyond
the minimum required setback for a fence within the corner side yard along Buffalo Grove Road at 3 River
Oaks Circle, subject to the condition in the Suggested PZC Motion, based on the following reasons:
o The proposed fence is replacing the existing fence in the same footprint.
o The proposed fence will be in line with the adjacent properties' fences to the north and would
match the height and character of the surrounding area.
o The proposed fence will not extend the full length of the property line adjacent to Buffalo Grove
Road and will not limit the sight line of the intersection of River Oaks Circle and Buffalo Grove
Road. Engineering staff has no concerns about sight -line issues.
ACTION REQUESTED
The Planning & Zoning Commission (PZC) shall open the public hearing and take public testimony
concerning the variation request. The PZC shall make the final decision on whether or not to approve the
variation. If the PZC denies the request, it can be appealed to the Village Board.
SUGGESTED PZC MOTION
The PZC moves to grant a variation to Section 15.20 of the Buffalo Grove Fence Code to allow the
installation of an 8-foot solid wood fence that exceeds the maximum height of a corner side yard fence, is
not of an open style, and encroaches beyond the minimum required setback for a fence within the corner
side yard along Buffalo Grove Road at 3 River Oaks Circle, provided the fence shall be installed in
accordance with the documents and plans submitted as part of this petition, and that the fence will not
extend any further than the existing fence along Buffalo Grove Road.
Attachments:
• Narrative Description
• Response to Variation Standards
• Plat of Survey with Proposed Fence (X-X-X)
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LOT 1 IN THE FINAL PLAT OF RIVER OAKS SUBDIVISION, BEING
A SUBDIVISION OF PART OF LOTS 4, 10, 11, 12 AND 19 IN
SCHOOL 1`RUSTEES SUBDIVISION OF SECTION 16, TOWNSHIP 4.3
NORTH, RANGE 11 EAST OF THE THIRD PRINCIPAL MERIDIAN
ACCORDING TO THE PLAT THEREOF RECORDED OCTOBER 13,
2000 AS DOCUMENT N0. 4594005 IN LAKE COUNTY, ILLINOIS.
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LOT 1 IN THE FINAL PLAT OF RIVER OAKS SUBDIVISION, BEING
A SUBDIVISION OF PART OF LOTS 4, 10, 11, 12 AND 19 IN
SCHOOL TRUSTEES SUBDIVISION OF SECTION 16, TOWNSHIP 43
NORTH, RANGE 11 EAST OF THE THIRD PRINCIPAL MERIDIAN
ACCORDING TO THE PLAT'THEREOF RECORDED
D OCTOBER 13,
2000 AS DOCUMENT NO. 4594005 IN LAKE COUNTY, ILLINOIS,
PROPOSED
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AREA CALCULATIONS
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NOTES,'
t ALL DIMENSIONS ARE GIVEN IN FEET AND
DECIMAL PARTS THEREOF.
2 ONLY THOSE BUILDING LINE SETBACKS AND
EASEMENTS SHOWN ON THE RECORDED PLAT OF
SUBDIVISION ARE SHOWN HEREON, REFER TO THE
DEED, TITLE INSURANCE POLICY, AND LOCAL
ORDINANCES FOR OTHER RESTRICTIONS.
3 COMPARE DEED DESCRIPTION AND SITE
CONDITIONS VAIH PIE DATA GIVEN ON THIS PLAY AND
REPORT ANY DISCREPENCIES TO THE SURVEYOR AT
ONCE
PROJECT N0-2899,331
DWG -FILE -NAME.
CON2-PLATS.DWG
SCALE: 0 FOUND MONUMENT
1 "= 30' * SET MONUMENT
EXISTING TREES TO REMAIN
EXISTING TREES TO REMAIN
STATE OF ILLINOIS )
COUNTY OF LAKE ) S.S.
GEWALT HAMILTON ASSOCIATES INC, HEREBY
CERTIFIES THAT WE HAVE SURVEYED THE ABOVE
DESCRIBED PROPERTY AND THAT THIS PLAT
REPRESENTS SAID SURVEY,
VERNON HILLS, --------
GEWALT HAMILTON ASSOCIATES, INC.
DONALD W.
ILLINOIS PROFESSIONAL LAND SURVEYOR NO. 3098
THIS PROFESSIONAL SERVICE CONFORMS TO THE
CURRENT ILLINOIS MINIMUM STANDARDS OF
PRACTICE APPLICABLE TO BOUNDARY SURVEYS.
GEWALTHAMILToN
ASSOCIATES, INC.
CONSULTING ENGINEERS & SURVEYORS
850 Forest Edge Drive Vernon Hills, IL 60061 Tel. 847.478.9700 Fax 847.478.9701
I Packet Pg. 10 ]
3.B.1
04/17/2024
MINUTES OF THE REGULAR MEETING OF THE PLANNING AND ZONING COMMISSION OF THE
VILLAGE OF BUFFALO GROVE HELD IN THE COUNCIL CHAMBERS, 50 RAUPP BOULEVARD,
BUFFALO GROVE, ILLINOIS ON WEDNESDAY, APRIL 17, 2024
Call to Order
The meeting was called to order at 7:30 PM by Chair Mitchell Weinstein
Public Hearings/Items For Consideration
Consideration of a Petition for Approval of a Preliminary Plan, an Amendment to the
Special Use Approved by Ordinance No. 2018-002, and Variations from the Fence Code
to Allow Site Improvements and Construction of Accessory Structures on the Buffalo
Grove High School Property Located at 1100 W Dundee Road (Trustee Weidenfeld)
(Staff Contact: Kelly Purvis) c
Deputy Director Purvis provided an overview of the project and the proposed requests. >
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The following representatives were sworn in on behalf of School District 214's petition: a
Andrew Phelps, project architect with STR Partners; Thomas Grunert, project manager
with Pepper Construction; Don Mathews and David Guerrero, project engineers with
Gewalt Hamilton Associated, Inc.
Phelps stated that improvements to the site are drastically needed; drainage is failing,
and after significant rain, the fields can't be used sometimes for weeks.
Com. Moodhe asked if ingress/egress has been provided for emergency vehicles.
Phelps indicated that the north side of the fields are not fenced in and that is the access
route for emergency vehicles.
Com. Moodhe asked if there is a plan for special events parking?
Phelps responded that the school district has made arrangements with surrounding
elementary schools for larger event parking.
Com. Moodhe asked about the changes to the retention basin, and whether the new
baseball field would be natural grass?
Phelps indicated that it would, and also noted that a storm basin vault will be constructed
beneath the outfield which will collect stormwater.
Com. Moodhe asked about extending the sidewalks along the north driveway access.
Guerrero walked through utility locations and indicated that the proposed fence can't be
moved, preventing installation of a sidewalk along the north side. He indicated that they
would take a look to see if there is any possibility of adding the sidewalk in this location.
Com. Richards asked if the petitioner could walk the Commission through the changes to
the stormwater on site.
Guerrero indicated that the stormwater system will be designed to convey stormwater
into storm drains. The tennis courts will drain north to south, away from the homes. He
indicated there will be a network of underdrains.
Com. Richards asked for the petitioner to talk through the loss of parking, and indicated
that it is difficult to park on the school campus now.
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04/17/2024
3.B.1
Mathews indicated that they looked at the parking from two perspectives: what the code
requires, and what the demand on a typical school day would be. The parking provided
does meet the Village's requirements, and the field counts done for the school campus
showed that about 10% of the parking would be unused at peak capacity, after the
removal of approximately 74 parking spaces.
Com. Richards asked about the meetings held with the residents and if they expressed
any concerns.
Phelps indicated that most wanted more synthetic fields and wanted to know if pickle ball
would be allowed when the tennis courts were not in use.
Com. Worlikar asked about the height of the existing fences on the property.
Phelps indicated that the baseball field has protective fencing up to 40 feet, and the
softball field is a little less than 30 feet now.
There was some discussion regarding the fencing along Arlington Heights Road, and why
3
the 14-foot height is needed.
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Phelps indicated the reason is largely to protect vehicles along Arlington Heights Road
from home run balls.
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Com. Worlikar asked if there are any major changes to traffic flow.
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Phelps indicated that there are not.
Com. Worlikar asked if more EV chargers would be installed.
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Phelps indicated that there are not additional EV chargers proposed in the new lot.
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Com. Worlikar asked how the Village's emergency teams would know how to access the
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site.
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Phelps indicated that the school district and Police/Fire Departments work closely on
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these plans to ensure proper response during an emergency.
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Com. Worlikar asked how parents and students will know about overflow parking for
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special events.
Phelps indicated that it would be clearly communicated by the school administration.
Com. Spunt agreed with Com. Moodhe's statements regarding the sidewalk along the
north drive access.
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Com. Spunt also asked if the school district would be replacing the fence along the north
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lot line abutting the single-family residential homes.
Phelps reviewed the timeline for replacement of the fence, which is likely to be in phase
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two or three of the project.
Chairman Weinstein asked if the reality is going to be 70 less parking spaces for students
=_
on a daily basis.
Phelps responded yes, and indicated the parking is not being utilized at this point.
Chairman Weinstein asked if the 40-foot safety fencing is a standard height for
recreational facilities.
Phelps responded that it is.
Chairman Weinstein asked for confirmation that the tennis courts would not be lit, and
would be fenced off, and locked during off hours.
Phelps confirmed that is correct.
Com. Moodhe asked if the culvert between Arlington Heights Road and the site will be
impacted by the changes to the drainage system.
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04/17/2024
3.B.1
Guerrero reviewed the proposed changes to the site, and indicated the culvert would not
be impacted.
Com. Moodhe asked if the drainage to the north would be impacted.
Guerrero indicated that it would not.
Com. Moodhe asked for the photometric plan to be displayed and asked where the zero
footcandle line would be.
Phelps responded by showing the area on the plan.
Chairman Weinstein entered the revised Geometric Plan into the record as Exhibit 1 and
the Staff Report as Exhibit 2.
The public hearing was closed at 8:18PM.
m
Com. Richards made a motion to recommend approval of a preliminary plan, an
amendment to the Special Use approved by Ordinance No. 2018-002, and Variations
from the Fence Code requirements for residential districts related to fence heights on and
adjacent to the athletic fields, to accommodate the proposed improvements to the BGHS °
properties located at 1100 W Dundee Road, subject to the following conditions: c
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The proposed improvements shall be constructed in substantial conformance with the a
plans attached as part of the petition.
2. The Final Engineering plans shall be submitted in a manner acceptable to the Village.
3. Any directional or incidental signage added to the site shall be reviewed administratively
by staff.
4. Landscaping on the property shall be maintained in accordance with the approved
landscape plan in perpetuity.
5. All light fixtures shall be appropriately screened to avoid glare into surrounding residential
properties and field lighting shall be turned off when not in use.
Com. Davis seconded the motion.
Com. Moodhe began deliberations by noting that the fence heights are pretty typical and
indicated that he understands the need for the variations. He indicated that he was at first
concerned about the reduction in parking, but visited the site and found that the lot that
will be removed is underutilized.
Com. Richards indicated his support for the requests, noting that the special use
amendment would allow for needed improvements to the facilities. He indicated that the
variations for the fence make sense and that this is a positive proposal.
Com. Worlikar indicated that he was fine with the fence height but was a little concerned
that the student enrollment might increase in the future with 90% of the parking supply
occupied.
With no further comments from the Commission a vote was taken.
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3.B.1
04/17/2024
RESULT: RECOMMENDATION TO APPROVE [UNANIMOUS]
AYES: Moodhe, Spunt, Weinstein, Richards, Worlikar, Davis
ABSENT: Amy Au, Sujat Saxena
Consideration of a Request for a Special Use for a Home Daycare at 4 Brucewood Court
- Consideration of This Item Will be Continued to the May 15, 2024 PZC Meeting.
(Trustee Weidenfeld) (Staff Contact: Kelly Purvis)
The Public Hearing was opened.
Deputy Director Purvis indicated that additional information was being collected from the
applicant and that the petition was not ready to be presented to the Commission tonight.
Com. Richards made a motion to continue the public hearing for this item until May 15,
2024.
Com. Davis seconded the motion.
RESULT:
TABLED [UNANIMOUS]
AYES:
Moodhe, Spunt, Weinstein, Richards, Worlikar, Davis
ABSENT:
Amy Au, Sujat Saxena
Regular Meeting
None
Other Matters for Discussion
Approval of Minutes
Planning and Zoning Commission - Regular Meeting - Mar 6, 2024 7:30 PM
Com. Richards made a motion to approve the March 6, 2024 Planning and
Zoning Commission meeting minutes.
Com. Spunt seconded the motion.
RESULT: ACCEPTED [UNANIMOUS]
AYES: Moodhe, Spunt, Weinstein, Richards, Worlikar, Davis
ABSENT: Amy Au, Sujat Saxena
Chairman's Report
Committee and Liaison Reports
Com. Richards indicated that there were no Planning and Zoning Commission items presented at
the previous Village Board meeting.
Staff Report/Future Agenda Schedule
Deputy Director Purvis indicated that a fence variation request will come before the Commission
on May 1, 2024 and that there are three items ready for the May 15, 2024 agenda.
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04/17/2024
3.B.1
Purvis also reminded the Commission to complete their compliance filings and OMA training prior
to May 1, 2024.
Public Comments and Questions
Adjournment
The meeting was adjourned at 8:26 PM
Action Items
Kelly Purvis
APPROVED BY ME THIS 17th DAY OF April 2024
Mitchell Weinstein, Commissioner
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