2015-12-16 - Planning and Zoning Commission - Agenda Packet
Meeting of the Village of Buffalo Grove
Planning and Zoning Comission
Regular Meeting
December 16, 2015 at 7:30 PM
Fifty Raupp Blvd
Buffalo Grove, IL 60089-2100
Phone: 847-459-2500
I. Call to Order
II. Public Hearings
III. Regular Meeting
A. Approval of Minutes
1. Consider Approving the Public Hearing Minutes from the November 4, 2015
Meeting (Jeffrey Berman)
2. Consider Approving the Regular Meeting Minutes from the November 4, 201 5
Meeting (David Weidenfeld)
B. Matters for Discussion
1. Update- Economic Development Strategic Plan (Lester Ottenheimer III)
2. Discussion Regarding E-Cigarettes and Tobacco Shops (David Weidenfeld)
C. Chairman's Report
D. Committee and Liaison Reports
E. Future Agenda Schedule
F. Public Comments and Questions
G. Staff Report
IV. Adjournment
The Village Board 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 considerati on 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 ob serve 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.
Updated: 12/11/2015 2:33 PM Page 1
Action Item : Consider Approving the Public Hearing Minutes from
the November 4, 2015 Meeting
Recommendation of Action
Staff recommends approval
Consider Approving the Public Hearing Minutes from the November 4, 2015 Meeting
ATTACHMENTS:
11-04-15 - Public Hearing Minutes (DOCX)
Trustee Liaison Staff Contact
Trustee Berman Chris Stilling, Building & Zoning
Wednesday, December 16,
2015
3.A.1
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Buffalo Grove Planning & Zoning Commission – Public Hearing – November 4, 2015 Page 1
Village of Buffalo Grove
Planning & Zoning Commission
Public Hearing
Date: November 4, 2015 Location: Village Hall
Chairman Smith called the hearing to order at 7:30pm in the Village Council Chambers,
Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
Chairman Smith read the Notice of Public Hearing, explained the procedure to be
followed for the public hearings.
Roll Call
Present: Commissioners Cesario, Cohn, Goldspiel, Moodhe, Shapiro, Weinstein
and Chairman Smith
Absent: Commissioner Khan and Lesser
Also Present: Mr. Brian Sheehan, Village Building Commissioner; Mr. William
Raysa, Village Attorney; Ms. Nicole Woods, Village Planner; Mr.
Christopher Stilling, Community Development Director
Subject: Petition to the Village of Buffalo Grove for preliminary plan approval and a
special use for an elementary school with the following variations:
1. A variation to Section 17.36.020 (B) of the Village of Buffalo Grove Zoning
Ordinance pertaining to curb cuts; and
2. A variation to Section 17.40 of the Village of Buffalo Grove Zoning
Ordinance (Table of Area, Height, Bulk and Placement Regulations) to allow
for a side yard setback reduction for an existing building.
Subject Property Common Description: 777 and 811 N Checker Drive, Buffalo Grove, IL
Michael Shrake (Gewalt Hamilton Associates, Inc.), Jonathan Hitcho (Assistant
Superintendent), and Randall Warren (Director of Facilities and Transportation) were
sworn in.
Mr. Stilling said that this was a project that had come forward before, and the responses
to standards were worked on with the petitioner as submitted in the Staff Report.
Mr. Hitcho said that the district was excited about the expansion of the school; they were
one of a few districts with a full-day early child education program. The superintendent
was out of town at a conference.
He reviewed the variances requested:
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Buffalo Grove Planning & Zoning Commission – Public Hearing – November 4, 2015 Page 2
- The exception for 17.36.020 (B) was reviewed. He said that the school district was
an existing facility, and the curb cuts were used to support the parking and
expansion. The proposed improvements met all requirements, and the property
would continue to operate as a school.
- The exception for 17.40 was reviewed. He said that the special use would serve the
public convenience and would not be detrimental or endanger the public, and the
property was currently meeting the zoning requirements. The location of the site
would be in harmony with the area it was in as was currently. This would not be
injurious to the surrounding uses and properties as it would continue to operate as it
was currently. All necessary utilities were provided, and the existing roadway would
support the proposed use. District 96 was proposing improvements to the parking.
Commissioner Cesario said that there were six curb cuts; Mr. Stilling said that this was
being reduced to three and was improved to be closer to match code. Commissioner
Cesario asked if parking and drainage were meeting standards. The petitioner confirmed
this to be correct. Commissioner Cesario asked about the fire truck access; Mr. Shrake
said that the area pulled back the curb to allow for this.
Commissioner Goldspiel asked how much parking there was and how many employees
would be there. Mr. Shrake said that there were 58 staff members, and there were 72
parking spaces proposed. Commissioner Goldspiel asked how they expected the north
parking lot to flow. Mr. Shrake said that the schematic received showed staff parking and
fire access; no busses would enter in that lot. Commissioner Goldspiel asked for
confirmation that the area by the cafeteria was showing fire truck access as well; Mr.
Shrake confirmed that it was. There was some discussion regarding the fire truck access
to the side entrance. Mr. Shrake expected this entrance to be more likely used by
paramedics. Mr. Stilling said that there had been discussion with the Fire Department,
and they were in approval of the design.
Commissioner Moodhe asked about the fences for the neighboring properties. Mr. Hitcho
said that this discussion had not taken place. The residents had received notification of
the public hearings and construction; however, a more deliberate effort would be made to
communicate with them by Staff or the School.
Commissioner Weinstein asked about the property at 811 N Checker and if this was part
of the subdivision. Mr. Hitcho said that this was not part of the plan as there was no
specific use for it currently. Commissioner Weinstein asked if the plan was still
consolidating the two parcels by purchasing property from Park District; Mr. Hitcho
confirmed this to be correct. Commissioner Weinstein asked if there had been any public
questions; Mr. Stilling said that just a few general inquiries had been made.
Commissioner Goldspiel asked about the north parking area and asked about the circle
parking area. Mr. Shrake said that this was specifically designed to accommodate a fire
truck. There was some discussion regarding whether an additional hydrant would be
needed.
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Buffalo Grove Planning & Zoning Commission – Public Hearing – November 4, 2015 Page 3
Mr. Raysa noted that there was an Attachment 3 and Attachment 4 and two pages after
that. After review, he asked for clarification on this. Attachment 4 was dated 11/4/15, and
the following documents were labeled Attachments 4.1 and 4.2.
Chairman Smith entered Mr. Stilling’s staff memo as Exhibit One.
Lawrence Preston (750 Essington) asked about getting fire trucks to the school if the fire
hydrants were along the street. Mr. Stilling said that the fire trucks used the hydrants
along the street, and the additional turnaround was for heavy equipment. Mr. Preston
asked about working with the Park District for use of the property; Mr. Hitcho said that
there had been discussion with the Park District, and the property was being acquired by
the School District.
Subject: Petition to the Village of Buffalo Grove for variation to Fence Code, Section
15.20.040, pertaining to Residential Districts, for the purpose of constructing a five (5)
foot wrought iron fence that would be located within the corner side yard setback area.
Subject Property Common Description: 2123 Sheridan Road, Buffalo Grove, IL
The petitioner was not present, but after consulting with Village legal staff and the
commission, it was determined that this could be brought forward.
Mr. Sheehan reviewed the report and setback requested. The petitioner had provided a
letter describing the reasons and rationale as well as the regulation responses.
Commissioner Shapiro asked about the concern with kids cutting through the yard and
noted that the petitioner installed a gate. With the exception of that, he liked the design of
the fence. Mr. Sheehan said that the gate was for the resident’s use.
Commissioner Moodhe asked if the fence would be behind or in front of the trees there
currently. Mr. Sheehan believed it would be in front of it; Commissioner Moodhe did not
feel it was that big of a deal but had hoped the trees would remain outside of the fence.
Mr. Raysa said that it was noted that landscaping would be inside the fence.
Commissioner Cesario said that this was commonly an accommodation made for owners
with corner lots. He said that this was a reasonably trafficked area, and he noted that that
the Village Engineer had no line of sight concerns.
Commissioner Goldspiel asked if this would be five feet high; Mr. Sheehan confirmed it
would. Commissioner Goldspiel liked the design of the fence and felt it was a positive
choice for this property.
Mr. Sheehan’s Staff Memo was entered as Exhibit One.
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Buffalo Grove Planning & Zoning Commission – Public Hearing – November 4, 2015 Page 4
There being no further comments or questions from anyone else present, Chairman Smith
closed the public hearing at 8:07pm.
Respectfully submitted,
Laura Griffith
Recording Secretary
Karick & Associates
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Updated: 12/11/2015 2:23 PM Page 1
Action Item : Consider Approving the Regular Meeting Minutes from
the November 4, 2015 Meeting
Recommendation of Action
Staff recommends approval
Consider Approving the Regular Meeting Minutes from the November 4, 2015 Meeting
ATTACHMENTS:
11-04-15 - Regular Meeting Minutes (DOCX)
Trustee Liaison Staff Contact
Trustee Weidenfeld Chris Stilling, Building & Zoning
Wednesday, December 16,
2015
3.A.2
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Buffalo Grove Planning & Zoning Commission – Regular Meeting –November 4, 2015 Page 1
Village of Buffalo Grove
Planning & Zoning Commission
Regular Meeting
Date: November 4, 2015 Location: Village Hall
Chairman Smith called the meeting to order at 7:50pm in the Village Council Chambers,
Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
Roll Call
Present: Commissioners Cesario, Cohn, Goldspiel, Moodhe, Shapiro, Weinstein
and Chairman Smith
Absent: Commissioner Khan and Lesser
Also Present: Mr. Brian Sheehan, Village Building Commissioner; Mr. William
Raysa, Village Attorney; Ms. Nicole Woods, Village Planner; Mr.
Christopher Stilling, Community Development Director
Minutes
Regular Meeting Minutes – October 7, 2015
Commissioner Goldspiel moved to approve the regular meeting minutes from October 7,
2015. Commissioner Weinstein seconded the motion.
Aye: Cesario, Goldspiel, Moodhe, Weinstein, Smith
Nay: None
Abstain: Cohn, Shapiro
The motion carried 5:0:2.
Public Hearing Minutes – October 7, 2015
Commissioner Cesario moved to approve the public hearing minutes from October 7,
2015 (310 W Half Day Road). Commissioner Weinstein seconded the motion.
Aye: Cesario, Goldspiel, Moodhe, Weinstein, Smith
Nay: None
Abstain: Cohn, Shapiro
The motion carried 5:0:2.
Committee and Liaison Reports
Mr. Stilling said that the Tide Dry Cleaners case came to the Village Board, and this was
approved by a vote of 5:1. This project would be moving forward this spring.
Commissioner Moodhe said that the Board had a lot of the same questions and concerns
that the commission did.
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Buffalo Grove Planning & Zoning Commission – Regular Meeting –November 4, 2015 Page 2
Commissioner Goldspiel said that he had attended an interesting meeting attended by
high school students. No planning matters were discussed.
Matters for Discussion
777 and 811 N Checker Drive
Commissioner Weinstein moved to forward positive recommendation to the Village
Board for preliminary plan approval and a special use for an elementary school with the
following variations:
1. A variation to Section 17.36.020 (B) of the Village of Buffalo Grove Zoning
Ordinance pertaining to curb cuts; and
2. A variation to Section 17.40 of the Village of Buffalo Grove Zoning
Ordinance (Table of Area, Height, Bulk and Placement Regulations) to allow
for a side yard setback reduction for an existing building.
Commissioner Cesario seconded the motion.
Commissioner Goldspiel supported the motion. He thought that this was an improvement
on an existing building.
Commissioner Cesario said that this was improving the function of the school, and
potential issues had been addressed.
Commissioner Moodhe noted that this was Checker Drive (not Checker Lane as noted in
some reports).
Chairman Smith thanked the school for going through the prociess
Aye: Cesario, Cohn, Goldspiel, Moodhe, Shapiro, Weinstein, Smith
Nay: None
Abstain: None
The motion carried 7:0:0.
2123 Sheridan Road
Commissioner Weinstein moved to grant the petition to the Village of Buffalo Grove for
variation to Fence Code, Section 15.20.040, pertaining to Residential Districts, for the
purpose of constructing a five (5) foot wrought iron fence that would be located within
the corner side yard setback area.
Commissioner Cesario seconded the motion.
Aye: Cesario, Cohn, Goldspiel, Moodhe, Shapiro, Weinstein, Smith
Nay: None
Abstain: None
The motion carried 7:0:0.
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Buffalo Grove Planning & Zoning Commission – Regular Meeting –November 4, 2015 Page 3
Chairman Report
None
Future Agenda Schedule
Mr. Stilling thanked the commission for taking action and anticipated canceling the
November 18 meeting. On December 2, there would likely be Staff initiated items for
text amendments. The first amendment was a clean-up of the sign ordinance for leasing
signs. The second was for micro-cells (the small antennas starting to be installed around
the area) as it was being determined that these were being erected on light poles, so it was
being looked at to allow these in specific areas. This might capture revenue without
having the larger cell towers. The third one being discussed was storing vehicles in
industrial areas for online sales; the current code allowed for storage but not sale. This
might be an opportunity for municipal sales tax.
Chairman Smith asked if the large cell towers would come down; Mr. Stilling said no,
these would just supplement the use. Commissioner Moodhe said that this was a big use
in Europe and some companies were making them in the shape of sculptures. The city of
Chicago was using the micro-cells now.
Commissioner Shapiro wanted to ensure that there was verbiage in place for leasing signs
to require them to be refreshed after a certain period of time.
Public Comment and Questions
None
Staff Report
None
New Business
None
Adjournment
At 8:15pm, Commissioner Moodhe moved to adjourn the meeting. Commissioner
Cesario seconded the motion.
Aye: Cesario, Cohn, Goldspiel, Moodhe, Shapiro, Weinstein, Smith
Nay: None
Abstain: None
The motion carried 7:0:0.
Respectfully submitted,
Laura Griffith
Recording Secretary
Karick & Associates
3.A.2.a
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Updated: 12/11/2015 2:32 PM Page 1
Action Item : Update- Economic Development Strategic Plan
Recommendation of Action
Staff recommends discussion
At the December 16th meeting, staff will be providing the PZC a brief presentation of the draft Economic
Development Strategic Plan and gain the PZC's input before the Economic Development Strategic Plan is
finalized.
ATTACHMENTS:
PZC Workshop Memo (DOCX)
Trustee Liaison Staff Contact
Trustee Ottenheimer III Chris Stilling, Building & Zoning
Wednesday, December 16,
2015
3.B.1
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Page 1 of 1
VILLAGE OF
BUFFALO GROVE
DATE: December 11, 2015
TO: Planning and Zoning Commission (PZC)
FROM: Nicole Woods, Village Planner
SUBJECT: Economic Development Strategic Plan
Background
The Village of Buffalo Grove Strategic Plan recommends the creation of an Economic Development
Strategic Plan (Plan). The Plan, which identifies how the Village can achieve long-term economic
growth, has been developed over the past year and is in its final stages. Staff would like to provide
you with a summary of the draft Plan and gain the Planning and Zoning Commission’s input before
the Plan is finalized.
The planning process to create the Economic Development Strategic Plan included multiple phases,
which are shown below. This process was overseen by the Economic Development Strategic Plan
Steering Committee, which included businesses, developers, elected/appointed officials, as well as
other appropriate community groups and stakeholders to represent the varied business and
development interests in Buffalo Grove. The Plan is currently in the Plan Completion and Approval
phase.
Plan Overview
The Buffalo Grove Economic Development Strategic Plan is organized into sections that correspond
with the plan’s major themes of economic growth, land use and development, and quality of life.
Each thematic section presents a summary of the existing conditions and a goal outlining a desired
outcome. Each goal was developed through collaborations and discussions with Buffalo Grove
elected officials, staff, business owners, property owners, local leaders, and other stakeholders.
Following each goal is a set of recommendations and actions steps needed to achieve these goals.
Action Requested
At the December 16th meeting, staff will be providing the PZC a brief presentation of the draft Plan
and gain the Planning and Zoning Commission’s input before the Plan is finalized. Additional
information about the Plan and the process can be found here: http://www.vbg.org/898/Economic-
Development-Strategic-Plan .
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Updated: 12/11/2015 2:22 PM Page 1
Action Item : Discussion Regarding E-Cigarettes and Tobacco
Shops
Recommendation of Action
Staff recommends discussion
At the December 16, 2015 PZC meeting, staff will be discussing e-cigarette stores with the
Commissioners prior to the upcoming public hearing in January.
ATTACHMENTS:
PZC Workshop Memo (DOCX)
Trustee Liaison Staff Contact
Trustee Weidenfeld Chris Stilling, Building & Zoning
Wednesday, December 16,
2015
3.B.2
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Page 1 of 1
VILLAGE OF
BUFFALO GROVE
DATE: December 11, 2015
TO: Planning and Zoning Commission (PZC)
FROM: Christopher Stilling, Director of Community Development
SUBJECT: Electronic Cigarette and Tobacco Stores
Background
E-cigarettes are battery-operated devices designed to deliver nicotine with flavorings and other
chemicals to users in vapor instead of smoke. They are designed to simulate the act of tobacco
smoking by producing a flavored aerosol that looks and feels like tobacco smoke and deliver nicotine
at varying levels.
E-cigarettes are a relatively new product and there is very little state law applicable to their sale.
Further, Village Code does not provide provisions that address the sale of e-cigarettes, which are
considered a separate and distinct use from tobacco. The Village has already received significant
interest from retailers interested in opening stores dedicated to this product within the Village.
Consequently, members of Village staff with expertise in public health, safety, enforcement,
planning, zoning, and legal matters collaborated on the implications of introducing the sale of e-
cigarettes in Buffalo Grove. This group collectively concluded that this particular use raises various
policy questions requiring clarification to Village Code. As a result, staff would like to further research
these issues with the PZC and ultimately develop a set of policy and Code recommendations for the
Village Board to consider before e-cigarette retail establsihments are introduced into the Village.
December 16th PZC Discussion
At the December 16, 2015 PZC meeting, staff will be discussing the topic with the members as we
begin to prepare for the upcoming public hearing to discuss the land use regulations. Items to be
considered include:
Where or what zoning districts are the most appropriate for e-cigarette stores?
Should e-cigarette stores be classified as permitted uses or special uses in zoning districts?
Should standards be introduced to distance these from parks and schools and other areas in
close proximity to youth?
Should e-cigarette stores allow product sampling or a smoking/vapor room, or should they
be restricted to retail sales only?
Currently, tobaccos stores are permitted uses in the business districts. Do we want to amend
Village Code to include e-cigarette stores in the definition of tobacco shops and allow them
to be permitted uses?
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o
b
a
c
c
o
S
h
o
p
s
)