2016-02-17 - Planning and Zoning Commission - Agenda Packet
Meeting of the Village of Buffalo Grove
Planning and Zoning Comission
Regular Meeting
February 17, 2016 at 7:30 PM
Fifty Raupp Blvd
Buffalo Grove, IL 60089-2100
Phone: 847-459-2500
I. Call to Order
II. Public Hearings
1. (ID # 1465) Consider a Text Amendment to the Zoning Ordinance Concerning E-
Cigarettes and Tobacco Stores (David Weidenfeld)
III. Regular Meeting
A. Matters for Discussion
1. (ID # 1463) Consider a Recommendation to the Village Board Regarding the
2016 Zoning Map (Jeffrey Berman)
B. Approval of Minutes
1. Planning and Zoning Comission - Regular Meeting - Feb 3, 2016 7:30 PM
C. Chairman's Report
D. Committee and Liaison Reports
E. Future Agenda Schedule
F. Staff Report
G. Public Comments and Questions
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 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.
Updated: 2/12/2016 11:13 AM Page 1
Ordinance No. : Consider a Text Amendment to the Zoning
Ordinance Concerning E-Cigarettes and Tobacco Stores
Recommendation of Action
Staff recommends that the PZC recommend to the Village Board to approve amendments to the Village
Code. Should the PZC support the suggested amendments, staff will direct the Village Attorney to draft an
Ordinance for the Village Board’s consideration.
Staff is seeking support from the PZC to amend the Village Code so the Code would effectively:
· Create a definition for “tobacco shops” and include the retail sale of e -cigarettes and vaping
equipment in the definition. This would allow e-cigarette/vape stores to be permitted uses in the
same zoning districts as tobacco shops (B1 through B5 Districts).
· Restrict e-cigarette/vape stores to be retail-only establishments and prohibit sampling.
· Prohibit the usage of e/cigarettes and related vaping products in public places. This would
essential prohibit vape lounges.
ATTACHMENTS:
Staff Memo (DOCX)
Trustee Liaison Staff Contact
Trustee Weidenfeld Chris Stilling, Building & Zoning
Wednesday, February 17,
2016
2.1
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Page 1 of 2
VILLAGE OF
BUFFALO GROVE
DATE: February 12, 2016
TO: Planning and Zoning Commission (PZC)
FROM: Nicole Woods, Village Planner
SUBJECT: Electronic Cigarette and Tobacco Stores
Background
The public hearing for electronic cigarettes and tobaccos stores has been continued since the January
20th Planning and Zoning Commission (PZC) meeting. During that meeting, the PZC provided the
following direction.
Consider permitting e-cigarette/vape stores in the same zoning districts as tobacco shops.
Consider permitting e-cigarette/vape stores as “retail-only” establishments. The PZC
appeared to not support sampling as this can lead to vape lounges or a vape lounge type of
environment. This could be accomplished by creating a “retail-only” clause in the Code and
by amending the Village’s Clean Indoor Air Ordinance, which would prohibit vaping in public
areas.
Continue to omit vape lounges from the Village Code, which is consistent with how the
Village prohibits other smoking establishments. Moreover, the Clean Indoor Air Ordinance
could also be amended to prohibit vaping in public places.
Seek the Health Commission’s support for amending the Clean Indoor Air Ordinance to
prohibit the public usage of electronic cigarettes and vape products.
A summary of the Health Commission’s meeting along with an outline of next steps is discussed
below.
Health Commission
On February 10th, staff along with representatives from the PZC and the Board attended the Health
Commission meeting. Staff presented an overview of electronic cigarettes and vaping products and
proposed regulations. Staff asked the Health Commission to specifically address regulations directly
related to their area of interest - amending Smoking in Public Places Ordinance (Section 9 of Village
Code) to prohibit the public usage of electronic cigarettes and vape products. The Health
Commission was directly involved in developing the original Smoking in Public Places Ordinance.
After discussing of the e-cigarette products, vape stores and lounges, the Health Commission
unanimously recommended the Village Board approve an amendment to the Smoking in Public
Places Ordinance to prohibit the usage of e/cigarettes and related vaping products in public places.
This prohibition is similar to how the Village handles tobacco products.
2.1.a
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Next Steps
Staff is seeking support from the PZC to amend the Village Code so the Code would effectively:
Create a definition for “tobacco shops” and include the retail sale of e-cigarettes and vaping
equipment in the definition. This would allow e-cigarette/vape stores to be permitted uses in
the same zoning districts as tobacco shops (B1 through B5 Districts).
Restrict e-cigarette/vape stores to be retail-only establishments and prohibit sampling.
Prohibit the usage of e/cigarettes and related vaping products in public places. This would
essential prohibit vape lounges.
Staff will be working with the Village Attorney to ensure modifications are consistent across the
various sections of the Village Code. This includes amending the Village’s Smoking in Public Places
Ordinance and tobacco licensing provisions. Furthermore, staff will work with the Village Attorney on
creating the appropriate definition for “tobacco shops” and include the necessary language to allow
the retail sale of e-cigarettes and vaping products.
Action Requested
Staff recommends that the PZC recommend to the Village Board to approve amendments to the
Village Code. Should the PZC support the suggested amendments, staff will direct the Village
Attorney to draft an Ordinance for the Village Board’s consideration.
2.1.a
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Updated: 2/11/2016 1:21 PM Page 1
Resolution No. : Consider a Recommendation to the Village Board
Regarding the 2016 Zoning Map
Recommendation of Action
Staff recommends approval.
Pursuant to State Statute, the Village of Buffalo Grove is required to publish its official zoning map by
March 31, 2016. Attached is the latest zoning map for the Planning & Zoning Commission’s review. Since
last year’s update, the map has been revised to reflect the annexation and rezoning for the Easton
Station Townhomes.
ATTACHMENTS:
2016 Zoning Map memo (DOCX)
2016 Zoning Map (PDF)
Trustee Liaison Staff Contact
Trustee Berman Chris Stilling, Building & Zoning
Wednesday, February 17,
2016
3.A.1
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VILLAGE OF
BUFFALO GROVE
TO: Planning & Zoning Commission
FROM: Christopher Stilling, Director of Community Development
DATE: February 10, 2016
SUBJECT: Village Zoning Map – Annual Update
Background
Pursuant to State Statute, the Village of Buffalo Grove is required to publish its official zoning map
by March 31, 2016. Attached is the latest zoning map for the Planning & Zoning Commission’s
review. Since last year’s update, the map has been revised to reflect the annexation and rezoning
for the Easton Station Townhomes.
Action Requested
Staff is seeking comments from the Commission regarding the revise d map. The Plan Commission
recommendation concerning the updated map will be forwarded to the Village Board.
The following items are attached:
1. 2016 Zoning Map
3.A.1.a
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N PRAIRIE RD
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Last Updated: 2/9/2016
Zoning Legend
Residential District
RE : On e Fa mily Dwelling Dist rict
R1 : One Famil y Dwell ing Distr ict
R2 : One Famil y Dwell ing Distr ict
R3 : One Famil y Dwell ing Distr ict
""""""""""""
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""""""""""""R3 - A : One Fam ily Dwe lling Distr ict
R4 : One Famil y Dwell ing Distr ict
R4 - A : One Fam ily Dwe lling Distr ict
R5 : One Famil y Dwell ing Distr ict
R5 - A: One Fami ly Dwel ling Distr ict
R6 : One Famil y Dwell ing Distr ict
R6 - A : One F amily Dwelling Dist rict
R7 : One and Two Family Dwellin g District
R8 : Mul tiple Family Dwellin g Distr ict
R9 : Mul tiple Family Dwellin g Distr ict
R9 - A : Mu ltiple Family Dwelli ng District
Bus iness Dis tri ct
B1 : Business Dist rict, Limite d Reta il
B2 : Business Dist rict, General Reta il
B3 : Planne d Business Cen ter Di strict
B4 : Business Ser vices an d W holesale District
B5 : Town Cente r Busine ss District
Office and Industrial District
I : Indust rial Dist rict
MUPD : Mixe d Use Plann ed Unit De velopme nt District
O & R : Office and Rese arch Dist rict
Map Legend
I2 Metra Station
Vi llage Boundary
Parcel
Railroad
Roadways
Unincorporated
´Village of Buffalo Grove Zoning Map
0 0.8 1.60.4 Miles
PARKS
APPLE HILL PARK…J 15APTAKISIC PARK…G 15BICENTENNIAL PARK…H 8BISON PARK…B 9CAMBRIDGE PARK…B 13CAMELOT CORNER PARK…H 9CANTERBURY PARK…K 11CHERBOURG PARK…F 13CHILDREN'S PARK…G 7CHURCHILLPARK…I 11COOPER PARK…D 8EMMERICH EAST PARK…D 12EMMERICH PARK…D 11GREEN LAKE PARK…G 11IVY HALL PARK…F 8KILMER PARK…C 12LIONS PARK…C 9LONGFELLOW PARK…C 8MIKE RYLKO COMMUNITY PARK…G 11MILL CREEK PARK…A 8MIRIELLE PARK…I 14NICOLE PARK…F 8NORTHWOOD PARK…E 16OLD FARM PARK…G 13PARKCHESTER PARK…F 15PRAIRIE GROVE PARK…I 13ROLLING HILLS NORTH PARK…J 10ROLLING HILLS PARK…I 10TARTAN PARK…F 14TWIN CREEKS PARK…H 11WEIDNER PARK…D 9WESTCHESTER PARK…H 12WILLOW STREAM PARK…E 10WINDSOR RIDGE PARK…C 10WINFIELD PARK…C 7WOODLAND PARK…J 10
SCHOOLS
APTAKISIC JUNIOR HIGH SCHOOL…G 15BUFFALO GROVE HIGH SCHOOL…C 8BUFFALO GROVE MONTESSORI SCHOOL…B 12COOPER MIDDLE SCHOOL…D 8EARL PRITCHETT ELEMENTARY SCHOOL…E 15HENRY W. LONGFELLOW ELEMENTARY SCHOOL…C 8IVY HALL MIDDLE SCHOOL…F 8JOYCE KILMER ELEMENTARY SCHOOL…C 12MERIDIAN MIDDLE SCHOOL…I 13PRAIRIE ELEMENTARY SCHOOL…H 10SAINT MARY SCHOOL…E 12THE GROVE MONTESSORI SCHOOL…F 7TRIPP ELEMENTARY SCHOOL…F 13TWIN GROVES JUNIOR HIGH SCHOOL…J 10WILLOW GROVE ELEMENTARY SCHOOL…F 9
MUNICIPAL FACILITIESALCOTT CENTER…D 10ARBORETUM GOLF COURSE…J 12, K 10BUFFALO GROVE FIRE STATION #25…B 10BUFFALO GROVE FIRE STATION #26…G 13BUFFALO GROVE FIRE STATION #27…J 12BUFFALO GROVE GOLF COURSE…E 10BUFFALO GROVE FITNESS CENTER…G 10BUFFFALO GROVE METRA STATION…G 16RAUPP MEMORIAL MUSEUM…G 9
1ST ST…K 13AABBOTT CT…H 15ABERDEEN CT…F 13ACACIA CT N…K 9ACACIA CT S…K 9ACACIA TER…K9-10ACORN PL…J 12ALDEN LN…G 8ALSACE CIR…F 12ALSACE CT…F 12AMHERST CT…G 8ANDERSON LN…G 6ANTHONY CT…B 14ANTHONY RD…B 13-14APPLE HILL CT SOUTH…J 15APPLE HILL LN…J 14-15APPLETREE CT…E 8ARBOR CT…D 10ARBORGATE LN…E 8, F 8ARLINGTON HEIGHTS RD…G 7ARLYD RD…I 14ARMSTRONG CT N…E 16ARMSTRONG DR…E 13-17ASBURY DR…H 17-18ASHFORD CT…A 10ASHLAND CT…E 8ASPEN CT…F 8ASPEN DR…F 8, G 8AUBURN LN…E 8, F 13AUTUMN CT…G 13AVALON CT N…J 14AVALON CT S…I 14AVALON DR…I 14, J 14
BBANBURY LN…G 9BANK LN…E 13BANYAN TREE LN…J 11BARCLAY BLVD…G 18, H 18BAYBERRY DR…K 10BEACON CT…A 10BEDFORD CT…G 7BEECHWOOD CT…C 9BEECHWOOD CT W…C 8BEECHWOOD RD…C 8-9BELAIRE CT…D 9BELAIRE DR…D 9BELMAR CT…G 9BELMAR LN…G 8-9BENTLEY PL…G 14-15BERKLEY CT…H 13BERNARD CT…D 8BERNARD DR…D 7-13BEVERLY LN…I 10BIRCHWOOD CT N…J 10BIRCHWOOD CT S…I 10, J 10BIRCHWOOD LN…I 10-11, J 10BLACKTHORN DR…K 12BLOSSOM CT…E 8BLUE ASH DR…K 10-11BORDEAUX CT E…H 10-11BORDEAUX CT W…H 10BOXWOOD LN…B 9-10BRADLEY RD…C 11BRANDYWYN CT…G 10BRANDYWYN CT N…H 10BRANDYWYN LN…G 10, H 10, I 10-11, J 12-13BRENTWOOD CIR…B 11BRISTOL LN…G 6-7BRITTANY LN…F 7BRUCEWOOD DR…D 12BRUNSWICK DR…E 13BUCKINGHAM LN…E 13BUCKTHORN CT…E 15BUCKTHORN TER…E 15-16BUNESCU CT…G 6BUNESCU LN…G 6BURNT EMBER CT…E 8BURNT EMBER LN…E 8, F 8BUSCH PKWY…G 17-20BUTTERNUT DR…K 11-12
CCAMBRIDGE DR…B 14, C 14CAMDEN CT…G 6CAMERON WAY…C 7CAREN CT…H 10CAREN DR…H 10-11CARLTON PL...F 8CARLYLE CT…J 13CARLYLE LN…J 13CARMAN AVE…F 17CARRIAGEWAY DR…A 10CARRY LN…F 9CASTLEWOOD LN…E 9, F 8-9CEDAR CT N…I 11CEDAR CT S…I 11CHAMBOURD DR…J 15CHAPEL OAKS DR…K 12CHARLES CT…B 14CHASE CT…G 6CHATEAU DR…E 11CHATHAM CIR…C 9CHAUCER WAY…H 10-9CHECKER DR…E 8-9, F 9-10, G 9-10CHECKER RD…E 7CHELSEY ST…J 14, K 14CHENAULT RD…C 11-12CHERBOURG CT N…F 12CHERBOURG CT S…F 12CHERBOURG DR…F 12CHERRYWOOD RD…D 10CHESTNUT CT E…J 13CHESTNUT CT W…J 13CHESTNUT TER…J 12-13CHEVY CHASE DR…E 21CHICORY CT…E 14-15CHICORY LN…E 14-15CHURCH RD…D 11, E 12CHURCHILL CT…G 14CIRCLE DR…E 12CLARET DR…E 11CLEARVIEW CT…G 14CLOHESEY DR…F 8CLOVERDALE CT…G 8COBBLER LN…G 14-15COBBLESTONE CT…F 14COBBLESTONE LN…F 14COLUMBUS PKWY…E 21COMMERCE CT…F 16, G 16COMMON WAY…F 12COOPER CT…G 6COPPERWOOD DR…H 12-13CORPORATE GROVE DR…G 17-18COTTONWOOD RD…D 10COUNTRY LN…D 8-9COUNTRYSIDE DR…C 6COURTLAND DR…G 8COVENTRY CT…I 11COVENTRY LN…I 10-11COVINGTON TER…B 11-12CRAB APPLE TER…J 12CRESTVIEW TER…D 12CROFTON LN…B 10CROSSFIELD CT…H 13CROWN POINT CT…F 11
CROWN POINT DR…F 11CUMBERLAND CT…G 14CUMBERLAND LN…G 14CYPRESS CT…K 9
DDANNET CT…G 9DANNET RD…G 9DARTMOUTH LN…E 16DAULTON CT…K 11DAULTON DR…K 11DAYBREAK TER…J 14DAYTON CT…G 9DAYTON RD…G 9DEERFIELD PKWY…G 10-20DELLMONT CT…G 13DEVLIN RD…G 9DEVONSHIRE RD…G 9DEVONWOOD CT…H 13DIANE DR…C 12, D 12DOGWOOD TER…E 15DORNCLIFF LN…F 9DOVER CT…I 10DOWNING RD…B 13-14DUNDEE PKWY…C 11-12DUNHAM LN…G 9DUNHILL DR…F 13DUNSTAN LN…K 11
EE CANTERBURY LN…G 14E DUNDEE RD…C 13-15E FABISH DR…G 14E FOX HILL DR…F 13-14E LAKE COOK RD…D 15-22, E 12-14EASTWOOD LN…E 16EDENVALE DR…I 14EDGEMERE RD…I 9-10ELMWOOD DR…C 10, D 10ENGLISH OAK TER…I 11ESSINGTON LN…F 9, G 9ESTATE DR…C 9, D 9ESTONIAN LN…G 21ETON CT…B 13EUCLID CT…H 12EVERGREEN PL…C 10
FFABISH CT…G 14FAIRFAX LN…G 6-7FARNSWORTH LN…G 6FARRINGTON CT…F 11FARRINGTON DR…F 10-11FERNDALE CT…E 14FOREST PL…D 12-13FORESTWAY CT…C 8FORESTWAY DR…C 8FOX CT E…F 14FOX CT W…F 13FOXFORD DR…K 11FRANCES CT…C 12, D 12FRANKLIN LN…G 7FREMONT CT E…G 7FREMONT CT W…G 7FREMONT WAY…G 6-7
GGAIL DR…G 10, H 10GARDENIA LN…F 11GLENDALE RD…C 12, D 12-13GOLFVIEW TER…C 12-13GREEN KNOLLS DR…G 10, H 10GREENRIDGE RD…B 10GREENWOOD CT…D 10GREGG LN…C 12, D 12GROVE DR…C 7
HHACKBERRY CT E…J 10HACKBERRY CT W…J 10HALF DAY RD…J 10, J 14-15HAPSFIELD LN…C 10HARRIS CT…F 11HARRIS DR…F 11, G 7HARVARD LN…B 13HARVEST CIR…G 13HASTINGS DR…E 17HASTINGS LN…E 16HAWTHORN RD…C 10-12HAZELWOOD TER…E 15, F 15HEATHERDOWN WAY…H 9-10HERITAGE PL…G 7HIAWATHA DR…C 11, D 11HICKORY DR…D 10HICKS RD…H 6HIDDEN LAKE DR…G 11-12, H 12HIGHLAND GROVE CT N…G 13HIGHLAND GROVE CT S…F 13HIGHLAND GROVE DR…F 13-14, G 13-14, H 14HILL CT E…F 14HILL CT W…F 14HILLDALE LN…G 13HOBSON DR…G 13HOLLYSTONE LN…F 9HORATIO BLVD…E 15-16, F 15
IIL ROUTE 53…H 5INDIAN CREEK CT…L 13INDIAN CREEK DR…L 13INDIAN HILL DR…D 8INDIAN HILLS DR…D 8-9INDIAN SPRING LN…F 9, G 9INVERRARY LN…E 17-21IRONWOOD CT…J 12IVY HALL LN…G 8-9
JJACOBS CT…G 12JERSEY C…H 14JOEL LN…F 15JOHNSON DR…E 17-21JORDAN TER…I 13JOSEPH CT…H 14JUNIPER CT…D 10
KKATHERINE CT…C 8KENDALL CT…G 12KENT LN…H 9KINGSBRIDGE WAY…H 9-10KINGSTON DR…K 11KNIGHT HILL CT…E 8KNOLLWOOD CT E…H 9KNOLLWOOD CT N…H 9KNOLLWOOD CT S…H 9KNOLLWOOD CT W…H 8KNOLLWOOD DR…H 8-9KRAUSE DR…F 17
LLAKE BLVD…B 13-14LAKEVIEW CT…E 11LAKEVIEW DR…E 11LAMONT TER…H 11LARCHMONT DR…H 8LARRAWAY DR…G 11
LASALLE CT…H 11LASALLE LN…H 10-11LAUREN LN…C 13, D 13LAWN CT…H 14LE JARDIN CT…E 15LE PARC CIR…E 15-16LEE CT…G 6LEHIGH LN…A 9-10, B 10LEIDER LN…H 17LEXINGTON DR…E 16LILAC LN…E 16LINCOLN TER…D 11LINDEN AVE…E 21LIVE OAK LN…J 11LOCKWOOD CT E…G 11LOCKWOOD CT W…G 11LOCKWOOD DR…G 11, H 11LOGSDON LN…H 8LONDON CT…I 10LONG BEACH DR…E 22-23LONGRIDGE CT…G 13LONGWOOD CT…C 8-9LONGWOOD DR…C 8-9LUCINDA DR…G 10LYON CT…H 10LYON DR…H 11
MMACARTHUR CT…C 11MACARTHUR DR…C 11MADIERA CT…J 15MADIERA LN…J 15MADISON CT N…H 14-15MADISON CT S…H 14MADISON DR…H 14-15MAGNOLIA CT E…J 11MAGNOLIA CT W…J 11MANCHESTER CT…E 11-12MANCHESTER DR…E 11MANOR DR…E 11-12MAPLE DR…D 10MARGATE DR…H 13-14MARQUETTE PL…E 21MARSEILLES CIR…F 12MARVINS WAY…G 15MARY BELLE CIR…E 14MARYLU LN…D 11MAYFAIR CT…C 11MAYFAIR LN…C 10-11MAYFLOWER CT E…H 9MAYFLOWER CT W…H 8MELINDA LN…D 11MERIDIAN WAY…I 13MIDDLESEX CT…B 15MILL CREEK DR…A 9-10, B 9-10MILLBROOK DR…J 16MILLER LN…B 9MILWAUKEE AVE…E 21-22, G 20MIRAMAR CT…I 14MIRAMAR LN…I 14MISTY WOODS RD…K 12MOHAWK CT…C 11MOHAWK TRL…C 12-13MORNINGSIDE LN E…G 13MORNINGSIDE LN W…G 12MULBERRY CT…C 10
NN ARLINGTON HEIGHTS RD…E 7-8, F 7, G 7, H 8N BUFFALO GROVE RD…E 12, F 11-12, G 11-12, H 11-12, I 11, J10-11, K 11-12, L 13N EASTON AVE…J 12N ELIZABETH AVE …F 16N FLORENCE AVE …F 16N HORATIO BLVD …F 15N IL ROUTE 83 …F 12N MAIN ST…J 13, K 13N MCHENRY RD…E 12-13, F 11-12, G 7-10N MILWAUKEE AVE…E 22N PET LN…I 14N PRAIRIE RD…I 13, J 13N RAPHAEL AVE…F 16N RIVERWALK DR…E 22N ROADWAY LN…H 15N WEILAND RD…E 14, F 14-15, G 15, H 15N WELLINGTON CT…G 14N WILLIAM AVE…F 16NEWFIELD CT…H 12NEWFIELD DR…H 12-13NEWGATE CT…H 14-15NEWPORT CT…G 7NEWTOWN CT E…F 14NEWTOWN CT W…F 14NEWTOWN DR…F 14-15NORTHGATE PKWY…E 19
OOAK CREEK DR…C 12OLD ARLINGTON CT…B 9OLD ARLINGTON HEIGHTS RD…B 9OLD BARN CT…G 12OLD BARN RD…G 12OLD CHECKER CT…E 9-10OLD CHECKER RD…E 9-13OLD MCHENRY RD…H 6OLD OAK CT…C 12OLD OAK DR…C 12-13OLD POST DR…B 10OLD WEILAND RD…H 15OLIVE HILL DR…I 13ORCHARD LN…K 13OSAGE LN…E 15OVERVIEW DR…J 14OXFORD DR…H 8
PPALAZZO CT…J 15PALAZZO DR…J 15PALMGREN CT…B 14PARK AVE…K 13PARK VIEW TER…B 11PARKCHESTER RD...F 15PARKER LN…G 8PARKSIDE DR…G 12PATTON DR…C 11PAULINE AVE…E 12-13, F 13-16PENNY LN…F 8PINEHURST LN…F 14PINETREE CIR N…G 12PINETREE CIR S…G 12PINYON PINE CT N…K 12PINYON PINE CT S…K 13PLUM GROVE CIR…D 8-9POPLAR CT…C 10PORT CLINTON CT E…L 9PORT CLINTON CT W…L 9PORT CLINTON RD…K 10-11PRAGUE AVE…E 21PRAIRIE LN…F 14PRAIRIE RD…I 13, J 13-14, K 13-14, L 13PROVIDENCE LN…G 7
QQUAKER HOLLOW CT N…H 15QUAKER HOLLOW CT S…H 15
R
RACHEL LN…C 6RADCLIFFE RD…A 9, B 9RAINTREE CT…K 10RAINTREE RD…K 10RANCH VIEW CT…G 8RAPHAEL AVE…F 16RAUPP BLVD…C 11-12, D 11RAYMOND RD…E 14RED BUD PL…E 14-15RED OAK CT…C 10REGENT CT E…D 8REGENT CT W…D 8REGENT DR…C 8-9, D 8RIDGEFIELD LN…G 9RIDGEWOOD LN…E 15RIVER GROVE CT…L 14RIVER GROVE LN…L 14RIVER OAKS CIR E…L 14RIVERWALK DR…E 22ROBERTA CT…C 13ROLLING HILLS CT…H 12RONNIE DR…H 11ROSE BLVD…C 6-7ROSE CT E…C 7ROSE CT W…C 7ROSEWOOD AVE…D 11ROSLYN CT E…K 13ROSLYN LN E…K 13RUSSELLWOOD CT…G 15
SS ARLINGTON HEIGHTS RD…B 7, C 7, D 7S BUFFALO GROVE RD…B 12-13, C 13, D 12-13S NAVAJO TRL…C 13, D 13S WELLINGTON CT…G 14SAINT MARY'S PKWY…D 9-13SANDALWOOD CT…K 10SANDALWOOD RD…K 10SANDHURST CT…G 13SANDHURST DR…G 13SARATOGA LN…A 9, B 9-10SATINWOOD CT N…J 11SATINWOOD CT S…J 11SATINWOOD TER…I 11, J 11SAXON PL…B 14SAYBROOK LN…G 7SCOTTISH PINE CT…K 10SELWYN LN…B 13-14SHADY GROVE LN…F 10, G 10SHAMBLISS CT…G 6SHAMBLISS LN…G 6SHERIDAN CT…I 9SHERIDAN RD…I 9-10SILVER LINDEN LN…I 11SILVER ROCK LN…F 10, G 10SOMERSET LN…F 13SPRINGSIDE CT…E 9SPRINGSIDE LN…E 9, F 9-10STANFORD LN…A 10STANTON CT E…H 14STANTON CT W…H 14STANTON DR…H 14STEEPLE DR…E 13-14STILLWELL DR…C 11STONEBRIDGE LN…B 9STONEGATE CT…D 9STONEGATE RD…D 8-9STRADFORD CIR…C 9STRATHMORE CT…C 7SUMMER CT…I 9SUNRIDGE LN…F 13SUSSEX CT…B 15SYCAMORE RD…C 10
TTAYLOR CT…J 14TERRACE PL…D 8THISTLE CT…H 14THOMPSON BLVD…H 8-15THOMPSON CT…H 10, H 13THORNAPPLE CT…E 8THORNDALE CT…E 14THORNDALE DR…F 13-14THORNTON LN…B 9THORNWOOD DR…C 10THREE STATES BLVD…B 11-12TIMBERHILL RD…D 8-9, E 8TOULON DR…F 12TOWN PLACE CIR…E 12, F 12TOWN PLACE PKWY…E 12TRACE DR…C 7TREE FARM CT…I 9TRINITY CT…B 15TROTWOOD CT…G 13TWILIGHT PASS…F 10TWIN OAKS BLVD…I 10TWIN OAKS CT…I 10TWISTED OAK LN…F 8-9
UUNIVERSITY DR…B 13-14UNNAMED…E 12, F 18-19, G 18-19, G 7, J 12
VVERNON CT…C 10-11VERNON LN…C 10-11VILLA VERDE DR…B 7VILLAGE CT…H 14VINTAGE LN…E 11
WW APTAKISIC RD…H 12-14, I 10-12, I 15W ARLYD RD…I 14W BROCKMAN AVE…K 13W CANTERBURY LN…G 13W DEPOT PL…H 15W DUNDEE RD…B 9-12, C 12-13, C 7-8W EASTON AVE…K 13W FABISH DR…G 12-13W FOX HILL DR…F 12-13W HALF DAY RD…J 11-13W LAKE COOK RD…D 10-1212, D 7-9W PAULINE AVE…E 17, F 14-16W PORT CLINTON RD…K 11-12, K 9WAINWRIGHT PKWY…C 11WAKEFIELD CT…F 13WAKEFIELD LN…F 13WATERBURY LN…J 14WEDGEWOOD CT…K 9WEIDNER CT…C 10, D 9WEIDNER RD…C 9-10, D 9, E 9WEILAND RD…H 15WESTBOURNE LN…F 9WESTCHESTER CT…G 12WESTCHESTER RD…G 12, H 12WHISPERING OAKS CT…K 12WHISPERING OAKS DR…K 12-13WHITE BRANCH CT…G 14WHITE OAK LN…K 10WHITE PINE RD…C 10WHITEHALL CT…D 8WHITEHALL DR…D 8WHITNEY LN…H 12WILDFLOWER CIR…G 12WILLOW PKWY…J 11-13WILSHIRE CT…I 9WINDBROOKE DR…G 15-16
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02/3/2016
MINUTES OF THE REGULAR MEETING OF THE PLANNING AND ZONING COMISSION OF THE
VILLAGE OF BUFFALO GROVE HELD IN THE COUNCIL CHAMBERS, 50 RAUPP BOULEVARD,
BUFFALO GROVE, ILLINOIS ON WEDNESDAY, FEBRUARY 3, 2016
Call to Order
The meeting was called to order at 7:30 PM by Commissioner Eric Smith
Public Hearings
A.Consider an Ordinance Granting a Variation for a Driveway at 1167 Green Knolls (TBD)
(Jeffrey Berman)
Present and sworn in were Steven Rybin, Petitioner; Jeffrey Braiman, Attorney; Mark and
Bonnie Zuckerman; and Richard Heinrich.
Mr. Rybin explained that he has petitioned the Village to grant a variation to allow him to
expand his driveway with a third parking spot. His children will be driving in five to six
years and he will need the additional parking space. His driveway needs to be replaced
now so he wanted to complete the expansion with the driveway replacement. This way
the expansion will not look different due to the color of the concrete. He continued to
explain there are many driveway expansions in the neighborhood. He has seen the
objection from his neighbors about the extension devaluing their property and he has
prepared a response to that. He added an addition to his home a couple years which has
increased the property values and improved the aesthetics of the neighborhood. He
intends on living at the property for a long time.
Co. Weinstein stated that he has read the staff report and a variation would not be
required if the expansion was six foot wide instead of eight foot wide. Mr. Rybin
responded that he needs a minimum of a seven foot wide expansion to make it work. He
read staff's suggestion of turning the walk around the corner and to reduce the taper.
However, that is not consistent with what is in the neighborhood.
Com. Kahn asked how many cars he has now. Mr. Rybin stated that he currently has two
cars and one motorcycle. During the winter both cars and the motorcycle are parking in
the garage. During riding season, one car is kept out of the garage to make room for
easy access in and out of the motorcycle. Com. Kahn confirmed with Mr. Rybin that he
may have a total of four cars in five to six years. He asked if the expansion would still
encroach into the easement if it were six feet wide. Mr. Rybin stated that it would by
approximately one foot. Com. Kahn discussed additional parking options on the driveway.
Mr. Rybin stated that the cars would block the sidewalk if parked tandem on the
driveway. Com. Kahn stated that it would not be difficult for people to walk around the
back ends of the cars on the apron or the street.
Com. Cesario asked if Mr. Rybin has considered a compromise with the neighbors. Mr.
Rybin stated yes but he has not talked to them.
Com. Goldspiel stated that the car mirrors could overhang the grass. Mr. Rybin
responded that there would not be enough room for the mirrors to pass each other
without hitting one another. Com. Goldspiel confirmed that the expansion would encroach
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into the easement and if the utilities need access, they could remove the expansion at
any time. Mr. Rybin stated that he understands that and there are no utilities currently in
the easement.
Com. Moodhe asked what would happen to the existing basketball hoop. Mr. Rybin
stated that it would be removed. Com. Moodhe asked why a six foot expansion would not
work. Mr. Rybin stated that it would be too tight pulling cars in and out of the driveway.
Com. Moodhe asked how wide the existing driveway is. Mr. Rybin responded eighteen
feet. Mr. Stilling added that the driveway would be twenty six feet at it's widest point with
an eight foot expansion but would maintain eighteen feet at the sidewalk. Com. Moodhe
believes the six foot expansion will work and urged Mr. Rybin to consider it.
Com. Lesser asked if Mr. Rybin has considered folding his mirrors in. Mr. Rybin stated
his car mirrors do not fold in. Com. Lesser believes that Mr. Rybin is not trying to find
common ground and believes the objective could be reached with a six foot expansion.
He does not see a hardship or unique circumstances that are required in order to grant
the variance. Mr. Rybin responded that he would agree to a seven foot wide expansion.
Com. Cesario again asked about parking the parks tandem in the driveway. Mr. Rybin
believes that would cause a safety hazard.
Com. Kahn believes this matter could have been resolved by talking the neighbors about
the project. He asked if there are parking restriction on the street. Mr. Rybin responded
no, just the Village-wide overnight parking restriction. Com. Kahn believes that there is
not a need for the variance at this time when the children are five to six years away from
driving. Mr. Rybin disagrees and believes that the aesthetics of the color of the concrete
will be affected.
Com. Shapiro asked staff about the width of previously approved expansions. Mr.
Sheehan responded that it varied based upon the unique circumstances. Examples were
provided in the packet. Mr. Stilling described a few previously approved expansions.
Com. Moodhe described the circumstances of his neighbor with five cars and a single car
driveway. They made it work without an expansion. Mr. Rybin stated that it is not safe to
block the sidewalk.
Com. Goldspiel stated that Mr. Rybin's concern about the concrete color is unwarranted.
It will all fade eventually.
There were no additional comments from the Commissioners at this time.
Ch. Smith entered the staff report as Exhibit 1 and the Addendum as Exhibit 2.
Mr. Richard Heinrich stated that he has lived about 500 feet on the opposite side of the
street from Mr. Rybin since 1979. He has the same model house on the same style lot.
He has five cars on his driveway and does not have an expansion. He does not see a
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current hardship. The proposed expansion would directly affect the neighbors. He does
not see the need to grant the variance and he urges the Commission to deny the request.
Mr. Jeffrey Braiman represents Mr. And Mrs. Zuckerman. The request is a matter of
convenience for Mr. Rybin. The aesthetics would alter the value of his client's home and
the character of the neighborhood. They have provided a letter from a local realtor, Andy
Hausmann, detailing the negative effect the expansion would have on his client's
property. There are no unique circumstances. The Ordinance is in place to make sure
that there is not an over-abundance of concrete. The current driveway is twenty six feet
long and could handle four cars on the driveway without a problem. Mr. Rybin has failed
to meet the established criteria and he urges the Commission to vote against the request.
Com. Weinstein stated that he did some research of his own concerning the letter
prepared by the realtor. He contacted a broker and an appraiser. Both stated that the
letter was a joke and he was told that a neighboring driveway would have no affect on a
properties value. He asked Mr. Braiman if his clients would object if Mr. Rybin expanded
the driveway by one foot. Mr. Braiman responded that they most likely would. However,
Mr. Rybin is asking for eight feet. The expansion may have an affect on any future
potential buyers of his client's home.. Com. Weinstein stated that communication is a
two-way street. Mr. Braiman added that it would be ideal for neighbors to talk, but that
doesn't always solve issues.
Mr. Rybin rebutted that he believes that some of the statements made by Mr. Braiman
are not truthful. There are other driveways that are close tot he property line; one is on
his street. He would like the request for the expansion to be approved. It would not
devalue other properties. His addition added value to the neighborhood.
There were no additional questions or comments from the audience. There were no
additional comments from staff.
The public hearing was closed at 8:22 PM.
Moved by Com. Weinstein, seconded by Com. Cesario, to recommend to the Village
Board to grant the request made by Steve Rybin, 1167 Green Knolls Drive, for variation
to Zoning Ordinance, Section 17.36.030.F, pertaining to Design and Maintenance, for a
driveway to exceed the forty (40) percent front yard coverage limitation.
Com. Cesario stated that he believes that by approving the request, the criteria
established in the Code would disappear and the standard rule would no longer apply. He
does not believe this request meets the criteria he would be against it.
Com. Goldspiel does not believe that the color of the concrete or future drivers warrant
allowing this request.
Com. Lesser does not believe that Mr. Rybin has met the criteria and that the intent can
be accomplishment within the limits of the Code.
3.B.1
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RESULT:REFERRED [0 TO 9]
Next: 2/22/2016 7:30 PM
MOVER:Mitchell Weinstein, Commissioner
SECONDER:Frank Cesario, Commissioner
NAYS:Smith, Moodhe, Cesario, Cohn, Goldspiel, Khan, Lesser, Shapiro,
Weinstein
B.O-2016-3 Consider an Ordinance Approving a Special Use and Variation for a Tower at
2950 N Main St (David Weidenfeld)
Mr. John Ferraro, Northwest Central Dispatch Systems; Ben Beckstrom, 2861
Whispering Oaks Drive; Mike, @Properties; and Pat McCune, 2851 Whispering Oaks
Drive, were present and sworn in.
Mr. Ferraro explained that Northwest Central Dispatch Systems is the 911 call center for
Buffalo Grove and several other surrounding communities. They are a government entity.
They are looking to replace this existing communication tower. This tower is over thirty
years old. This tower is one of thirteen communication towers that are used together for
emergency communications. To relocate the tower to another location would throw off all
the communications and could create gaps with Police and Fire communications. He has
a study conducted by a structural engineer that recommends that this tower be replaced.
Com. Goldspiel asked Mr. Ferraro about how the tower will be different from the existing
tower. Mr. Ferraro stated that it will be the same as the existing tower, just a new one
moving a few feet from the current location. The tower needs to be kept operational
during the transition from one to another. Com. Goldspiel asked if the appearance of the
tower will be different. Mr. Ferraro responded no.
Com. Lesser asked to confirm the age of the existing tower. Mr. Ferraro stated that it is at
least thirty years old, it may be older. Com. Lesser asked Mr. Ferraro if based on the
technology of today if the tower could be reduced in height. Mr. Ferraro stated that he is
not sure and leaves that determination to the engineers. Several antennas from the
existing tower will be relocated to the new tower.
Com. Moodhe asked about the dimensions of the base of tower. Mr. Stilling stated that
the is anywhere from ten to fifteen feet. Com. Moodhe believes that the base is close to
the dimensions of the base of the tower here at Village Hall. He asked Mr. Ferraro if there
will be any increase in the number of antennas located on the tower. Mr. Ferraro
responded no. This tower is part of a thirteen tower system that allows for the emergency
response communications for multiple communities. The replacement of the tower, along
with the equipment upgrades made in 2012, will also fill gaps in communication with Lake
County agencies as well. Federal guidelines required the equipment upgrades in 2012.
This is also part of a bigger system within the state. Specific tower locations were
measured to fill in coverage gaps.
Com. Shapiro confirmed with Mr. Ferraro that the replacement tower will be equipped
with the antennas from the existing tower. Mr. Ferraro stated that they are only replacing
the tower due to it's age.
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Mr. Stilling advised that the tower serves our community as well as others. The Village
Board approved a Special Use for the tower when the property was annexed in 1989.
The tower was existing when the property was annexed.
Ch. Smith asked Mr. Ferraro how many feet the tower location will be moving. Mr.
Ferraro stated he is not sure but it is not moving by much.
Ch. Smith entered the Staff Report as Exhibit 1.
There were no additional questions from the Commissioners at this time.
Mr. Ben Beckstrom urged the Commission to look at having the tower moved to a
different location, away from the residential properties. The microwave technology today
could allow the antennas to be re-directed to still communicate effectively. He moved into
his home five and a half years ago. He was not concerned with the tower. However, he
did market his home for sale and the fear of cell towers impacted potential buyers. So
they took their home off the market and decided to stay. He is concerned that the cellular
antennas will be included on the tower. He wants to exhaust all of his options to remove
the tower from the backyards of the residential properties. The tower is currently located
in the park behind their homes. He asked if the tower and/or equipment will be moving
closer to the residential properties.
Mike with @Properties advised that he was listing agent for Mr. Beckstrom. When the
house listed, it was priced with the effect of the tower. He stated that potential buyers are
not going for the tower look in a backyard. He also urged the Village to look at relocating
the tower to a different site. When the home was listed, they had 43 showings and only 1
offer, which was eventually withdrawn due to the tower. 23 comments that were returned
indicated they were not interested because of the tower.
Com. Shapiro asked Mr. Ferraro how far the tower could be moved without impacting the
communications. Mr. Ferraro stated that he would need more studies to be completed to
determine that. He stated that the microwaves could be re-directed but the receiver
equipment is necessary for the communications.
Com. Lesser confirmed with Mr. Ferraro that there is no equipment currently on the tower
other than public safety equipment. Mr. Ferraro confirmed that is correct.
Com. Cesario asked if the tower would be moving close or further from the homes. Mr.
Ferraro is not sure. Com. Cesario asked how far the tower is located now from the
closest home. Mr. Stilling stated that the Plat of Survey included in the packet show a
distance of 52.45 feet to the nearest property line. There is approximately another 30 feet
to the house. Com. Cesario asked how urgent the need is to replace the tower.
Tomorrow? Three months? A year? Mr. Ferraro responded that the structural engineer
recommended replacement. He understands that this type of process takes time.
There were no additional questions or comments from the audience.
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The public hearing was closed at 8:58 PM.
Moved by Com. Weinstein, seconded by Com. Cesario, to recommend to the Village
Board to grant the Petition by Northwest Central Dispatch Systems for a Special Use in
the R-7 District for a telecommunications tower with the following variations: A variation to
Section 17.32.030.B. of the Zoning Ordinance to allow a telecommunications tower to
have a height greater than 60 feet; and A variation to Section 17.40.030.B of the Zoning
Ordinance reducing the minimum required setbacks for a telecommunications tower
located at 2950 N. Main Street.
Com. Cesario stated that the purpose of the tower is to enhance public safety. The
purpose of the variance is to replace an aging tower and related equipment building, like
for like. This is for the public's safety.
RESULT:REFERRED [UNANIMOUS]
Next: 2/22/2016 7:30 PM
MOVER:Mitchell Weinstein, Commissioner
SECONDER:Frank Cesario, Commissioner
AYES:Smith, Moodhe, Cesario, Cohn, Goldspiel, Khan, Lesser, Shapiro,
Weinstein
C.Consider an Ordinance Approving an Amendment to Section 17.52 of the Buffalo Grove
Zoning Ordinance (David Weidenfeld)
Mr. Stilling explained that staff is requesting an amendment to Section 17.52 of the
Buffalo Grove Zoning Ordinance clarifying the fifteen day filing period for a written
objection to any final action taken by the Planning & Zoning Commission. Upon review of
the Zoning Ordinance, both staff and the Village Attorney noticed some discrepancies
with Section 17.52.090 of the Village Code. Specifically, Section 17.52.090 outlines
provisions to allow objectors to appeal any decision by the PCZ. However, it is unclear if
the appeals apply to recommendations and decisions by the PZC or only final decisions
by the PZC. As authorized in Section 17.52.040, Authorized Variations. As a result staff is
recommended the changes.
In addition, the Village Board has moved to a new Board meeting schedule and it was
unclear how items would be affected by the existing language.
Ch. Smith entered the Staff Report as Exhibit 1.
Mr. Raysa suggested the following language change "within 15 calendar days" in the final
draft.
There were no questions or comments from the Commissioners. There were no
questions or comments from the audience.
The public hearing was closed at 9:03 PM.
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Moved by Com. Weinstein, seconded by Com. Cesario, to recommend to the Village
Board to grant the Petition by the Village of Buffalo Grove for an amendment to Zoning
Ordinance, Section 17.52.090.
RESULT:REFERRED [UNANIMOUS]
Next: 2/22/2016 7:30 PM
MOVER:Mitchell Weinstein, Commissioner
SECONDER:Frank Cesario, Commissioner
AYES:Smith, Moodhe, Cesario, Cohn, Goldspiel, Khan, Lesser, Shapiro,
Weinstein
Regular Meeting
Matters for Discussion
1.Preliminary Plan Approval for 850 Asbury (Jeffrey Berman)
Mr. Stilling reviewed the proposed project as detailed in the staff report. Ridgeline
Property Group is seeking preliminary plan approval from the Planning and
Zoning Commission (PZC) to develop a new 157,500 square foot industrial
building at 850 Asbury. The site is currently improved with an existing 55,000
square foot building that is vacant. The developer will demolish the existing
building and construct a new warehouse/office facility and associated
infrastructure and landscaping. No user has been identified at this time. As the
proposed plan complies with all applicable ordinances, a public hearing is not
warranted. However, preliminary plan approval is required prior to the issuance
of a building permit. Stormwater is being provided by two (2) detention ponds
located to the east and west of the site. All required stormwater is being provided
and the proposed project would comply with both the Village’s Development
Ordinance and the Lake County Watershed Development Ordinance. The
northern portion of the site does contain wetlands. The proposed development
would comply with the necessary wetland buffers as required by the County.
Mr. Pete Harmon, Ridgeline Property Group and Mr. Jamie Putman, Engineer,
were present. Mr. Harmon explained that the market is right for this project. Ten
(10) to twenty (20) percent of the building will be office space. They are looking to
obtain the demolition permit within the next forty five (45) days. The materials are
on order. Expected delivery would be in December.
Com. Goldspiel asked if the property is located in a floodplain. Mr. Putman
responded that a portion of the property is located in the floodplain. They will not
be impacting the wetlands and they will provide detention for what has not
already been provided for. Com. Goldspiel confirmed that there will be thirty six
(36) loading docks. He also inquired if there is enough radius to turn trucks. Mr.
Harmon responded that they have worked everything out with both the Fire
Department and Engineering Department.
Com. Cesario confirmed that any dumpsters would be located in the back by the
loading docks.
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Com. Goldspiel asked if the finished building will match the appearance of the
renderings provided. Mr. Harmon responded that the finished building will match
the renderings very closely. Com. Goldspiel asked what the primary use of the
building will be. Mr. Harmon responded that they do not know yet since they do
not have a prospective tenant as of yet. They are trying to capture what's in the
market.
Com. Lesser confirmed with Mr. Stilling that the proposed building meets the
zoning requirements for the zoning district.
Com. Moodhe stated that it is a nice building and a unique property. He asked if
there will be enough parking. Mr. Harman stated that approximately thirty (30)
percent of the site will be utilized for parking.
There were no additional comments or questions from the Commissioners.
Moved By Com. Weinstein, seconded by Com. Cesario, to recommend to the
Village Board to approve the Petition by Ridgeline Property Group for Preliminary
Plan approval for 850 Asbury Drive.
RESULT:REFERRED [UNANIMOUS]
Next: 2/22/2016 7:30 PM
MOVER:Mitchell Weinstein, Commissioner
SECONDER:Frank Cesario, Commissioner
AYES:Smith, Moodhe, Cesario, Cohn, Goldspiel, Khan, Lesser, Shapiro,
Weinstein
2.Preliminary Plan Approval for an 12 Unit Townhome Development – Workshop
#2 (David Weidenfeld)
Ms. Woods reviewed the proposed development as detailed in the staff report.
The northwest corner of Prairie and Half Day Road intersection includes Noah’s
Landing development as well as three other contiguous parcels. Two of the
parcels (16406 West Highway 22 and 22927 N. Prairie Road) are owned by Larry
and Jill Olson and are not developed. The third parcel, which is 2601 Prairie
Road, is owned by the Daniel and Judith Roseman and is occupied by a single-
family home. All three parcels total to 1.05 acres. All three parcels were annexed
into the Village in 1995 via an annexation agreement, which has since expired.
The Olson and Roseman parties are interested in developing their combined
three parcels and are working with a prospective developer, JCJ Homes Inc., on
a concept for the site. This petitioner did present a similar project to PZC in
September, 2015. However the proposed plan in September precluded the
Roseman property and featured a new one-way road that directly connects Half
Day Road, the proposed development, and Prairie Road. Prior to processing with
a formal application, the property owner and developer are seeking feedback
regarding their revised concept plan. The proposed development would include
twelve (12) single family-attached units. The subject property is currently zoned
R-E, which is a one-family dwelling district. However, R-9 would be the
appropriate zoning with reduced setbacks. Staff does not see the reduced
setbacks as problematic. The concept plan proposes extending Chelsey Street to
the south part of the site with a partial “hammerhead” at the terminus. In terms of
stormwater, preliminary analysis indicates that the detention pond built and
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associated with the Noah’s Landing development can potentially serve
redevelopment on the subject site.
Mr. Joseph Christopoulos, JCJ Homes and Mr. Scott Simon, Land Technology,
were present to answer questions.
Com. Lesser asked about the height of the Noah's Landing town homes. Mr.
Christopoulos was not sure but advised that these town homes would look
different than Noah's Landing.
Com. Cesario advised that there will be questions with regards to parking on the
site but he believes that this proposal looks great.
Com. Goldspiel asked about the type of residents they are looking to attract. Mr.
Christopoulos responded that there could be different types of residents based
upon the amenities in the area; Stevenson High School, the commuter station,
and possibly retirees. Com. Goldspiel asked for Mr. Christopoulos to address the
security around the garage doors. He would also like to know about the proposed
drainage for the property. Mr. Simon advised that when Noah's Landing was
constructed, it had already accounted for half of this property and then over-sized
it. He believes Noah's Landing was designed to handle the drainage for this
entire site. Com. Goldspiel stated that the area is lacking open space.
Com. Weinstein stated that the southern unit on the west looks as if it is running
into the turn radius. Mr. Simon responded that they may need to remove that
guest parking spot.
Com. Moodhe stated that the proposal fits in with the overall Comprehensive
Plan.
Com. Goldspiel asked how wide the street will be and if guests could utilize
parking on the street. Mr. Stilling responded that the street is proposed at twenty
seven (27) feet wide. They are looking to allow as much parking as possible, but
the Village is hesitant to allow parking on the street. The proposal does meet the
current code as far as required parking. The goal is to get four (4) guest parking
spaces. Com. Goldspiel suggested widening the street to allow for on street
parking.
Com. Moodhe asked about the parking situation in the driveways. Mr.
Christopoulos stated that four (4) cars could park on the driveway and two (2)
cars in each garage.
Com. Cohn stated that if on street parking were to be allowed that it should not
be at allowed the end of the street.
Ch. Smith stated that he appreciates the improvements.
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There were no additional questions or comments from the Commissioners.
Approval of Minutes
1.Planning and Zoning Comission - Regular Meeting - Jan 20, 2016 7:30 PM
RESULT:ACCEPTED [6 TO 0]
MOVER:Adam Moodhe, Commissioner
SECONDER:Zill Khan, Commissioner
AYES:Smith, Moodhe, Cesario, Goldspiel, Khan, Lesser
ABSTAIN:Matthew Cohn, Ira Shapiro, Mitchell Weinstein
Chairman's Report
None.
Committee and Liaison Reports
None.
Future Agenda Schedule
Mr. Stilling advised that the adoption of the 2016 Zoning Map and the public hearing regarding e-
cigarettes will be on the upcoming February 17, 2016 meeting agenda. He also reminded the
Commission that the Health Commission will be meeting on February 10, 2016 and will discuss e-
cigarettes. He asked for one (1) or two (2) Commissioners to attend that meeting.
Public Comments and Questions
None.
Staff Report
None.
Adjournment
The meeting was adjourned at 9:49 PM
Chris Stilling Director of Community Development
APPROVED BY ME THIS 3rd DAY OF February , 2016
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