2016-03-16 - Planning and Zoning Commission - Agenda Packet
Meeting of the Village of Buffalo Grove
Planning and Zoning Commission
Regular Meeting
March 16, 2016 at 7:30 PM
Fifty Raupp Blvd
Buffalo Grove, IL 60089-2100
Phone: 847-459-2500
I. Call to Order
II. Public Hearings/Items For Consideration
1. (ID # 1499) Consider a Variation to the Zoning Ordinance for a Setback Reduction for a
Garage Addition for the Property at 224 Stanton Ct: Request to Continue to April 20,
2016 (Trustee Berman)
2. (ID # 1496) Consider a Variation to the Sign Code for Culver's Restaurant Located at
450 McHenry Road (Trustee Weidenfeld)
3. Consider a Text Amendment to the Zoning Ordinance Regarding Small Cell Antennas:
Request to Continue to April 20, 2016 (Trustee Weidenfeld)
III. Regular Meeting
A. Other Matters for Discussion
1. Staff Discussion Regarding Housing (Trustee Weidenfeld)
B. Approval of Minutes
1. Planning and Zoning Commission - Regular Meeting - Mar 2, 2016 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 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: 3/11/2016 12:13 PM Page 1
Ordinance No. : Consider a Variation to the Zoning Ordinance for a
Setback Reduction for a Garage Addition for the Property at 224
Stanton Ct: Request to Continue to April 20, 2016
Recommendation of Action
Both staff and the petitioner recommend that this item be continued to the April 20, 2016 PZC meeting.
The petitioner is seeking approval to construct an addition to the existing attached two car garage. The
proposed addition would encroach into the side yard setback . As part of staff's research, it was found
that the property is improved with a shed that does not meet code. Because the shed may require an
additional variation, both staff and the petitioner are recommending that this item be continued to the April
20, 2016 PZC meeting to allow sufficent time to review the issue.
Trustee Liaison Staff Contact
Berman Brian Sheehan, Community Development
Wednesday, March 16, 2016
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Updated: 3/10/2016 3:28 PM Page 1
Ordinance No. : Consider a Variation to the Sign Code for Culver's
Restaurant Located at 450 McHenry Road
Recommendation of Action
Staff recommends approval.
Culvers is seeking to replace the three (3) existing wall signs on the building. The proposed wall signs
would exceed the permitted number of wall signs as well as exceed the maximum allowed height.
ATTACHMENTS:
Staff Report (DOCX)
Aerial Photo (PDF)
Petitioners Letter (PDF)
Sign Plans (PDF)
Trustee Liaison Staff Contact
Weidenfeld Brian Sheehan, Community Development
Wednesday, March 16, 2016
2.2
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VILLAGE OF BUFFALO GROVE
PLANNING & ZONING COMMISSION
STAFF REPORT
MEETING DATE: March 16, 2016
SUBJECT PROPERTY LOCATION: 450 McHenry Road Road
PETITIONER: Culver’s/Kevin Weasler
PREPARED BY: Brian Sheehan, Building Commissioner
REQUEST: A variation to Section 14.16.030 and Section 14.20.070 of the
Village of Buffalo Grove Sign Code in order to exceed the
maximum number of wall signs and to exceed the maximum
height.
EXSITING LAND USE AND ZONING: The property is improved with a commercial building
(Restaurant) and is zoned B5.
COMPREHENSIVE PLAN: The 2009 Comprehensive Plan calls for this property to be
a commercial use.
PROJECT BACKGROUND
The petitioner, Kevin Weasler for Culver’s Restaurant, is requesting a variance to allow the installation of
three (3) replacement wall signs at the Culver’s Restaurant located at 450 McHenry Road. In 2001, the
Village Board approved an Ordinance granting a variation to allow 3 wall signs for the property. As part
of a reimaging effort, the petitioner is seeking to replace the existing signs with new signs. Because the
petitioner is changing the originally approved signage, a new variation if required.
PLANNING & ZONING ANALYSIS
The proposed new wall signs would be replacing existing wall signs previously approved by the Village.
The signs would be located on the north, south and east elevations of the existing building and would be
uniform in size and design. All three (3) signs would be 3’9” in height and 8’0” in width for a total of 30
square feet in area. The signs would be an illuminated letterset with a translucent white acrylic face and
blue aluminum return.
Pursuant to the Sign Ordinance, the petitioner is allowed one (1) wall sign. As shown, they are replacing
the three (3) existing signs which require a new variation. Furthermore, the proposed new signs would
be slightly larger in height than what was originally approved (9 inches taller). The taller sign also
requires a variation.
SURROUNDING PROPERTY OWNERS
The property has been posted with the public hearing notice and the adjacent property owners have
been notified as required. The Village has received two phone calls requesting information on the public
hearing. The request was explained to them and the callers had no comment/opposition.
DEPARTMENTAL REVIEWS
No Comments
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STANDARDS
The Planning & Zoning Commission is authorized to grant variations of the Sign Code based on the
following criteria:
A. Except for Prohibited signs (Chapter 14.32), the Village Planning & Zoning Commission may
recommend approval or disapproval of a variance from the provisions or requirements of this
Title subject to the following:
1. The literal interpretation and strict application of the provisions and requirements of this
Title would cause undue and unnecessary hardships to the sign user because of unique or
unusual conditions pertaining to the specific building, parcel or property in question; and
2. The granting of the requested variance would not be materially detrimental to the property
owners in the vicinity; and
3. The unusual conditions applying to the specific property do not apply generally to other
properties in the Village; and
4. The granting of the variance will not be contrary to the purpose of this Title pursuant to
Section 14.04.020.
B. Where there is insufficient evidence, in the opinion of the Planning & Zoning Commission, to
support a finding under subsection (A), but some hardship does exist, the Planning & Zoning
Commission may consider the requirement fulfilled if:
1. The proposed signage is of particularly good design and in particularly good taste; and
2. The entire site has been or will be particularly well landscaped.
The petitioner has not provided a response to the standards. During the public hearing, the petitioner
shall address the standards for the variation and identify how this petition meets the criteria
established for a variance to the sign code as listed above.
STAFF RECOMMENDATION
Staff finds that the proposed signs are of particularly good design and consistent with what was
previously approved. Therefore, staff recommends approval of the variation.
ACTION REQUESTED
The Planning & Zoning Commission (PZC) shall open the public hearing and take public testimony
concerning the variation. The PZC shall make a recommendation to the Village Board.
ATTACHMENTS
1. Aerial photo of site
2. Petitioners Letter
3. Sign Plans
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Updated: 3/11/2016 12:14 PM Page 1
Action Item : Consider a Text Amendment to the Zoning Ordinance
Regarding Small Cell Antennas: Request to Continue to April 20,
2016
Recommendation of Action
Staff recommends that this item be continued.
Staff is requesting a continuance to allow additional time to develop draft regulations.
Trustee Liaison Staff Contact
Weidenfeld Chris Stilling, Building & Zoning
Wednesday, March 16, 2016
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Updated: 3/11/2016 11:58 AM Page 1
Information Item : Staff Discussion Regarding Housing
Recommendation of Action
Staff recommends discussion.
Staff would like to provide the PZC with some of its findings from the Economic Development Strategic
Plan related to emerging trends in housing development. Additional information can be found in the
attached staff memorandum.
ATTACHMENTS:
PZC Workshop Memo Housing (DOCX)
Trustee Liaison Staff Contact
Weidenfeld Nicole Woods, Community Development
Wednesday, March 16, 2016
3.A.1
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Page 1 of 2
VILLAGE OF
BUFFALO GROVE
DATE: March 11, 2016
TO: Planning and Zoning Commission (PZC)
FROM: Nicole Woods, Village Planner
SUBJECT: Future Housing Development in Buffalo Grove
Housing is an important component of the Village’s fabric. The majority (70%) of the 16,700 housing
units in the community are more traditional single-family units. However, reports are continuing to
indicate that the country and region’s demographics are changing and with that, their housing needs
are also changing. Americans are getting married later in life, if at all, and are living to a greater age
than in previous decades. These demographic shifts require the Village and all players in the
community planning and housing industries across the country to explore the type of housing
suitable for the needs of our changing demographic.
The issue of appropriate housing for younger generations was specifically discussed in the Economic
Development Strategic Plan Market Assessment. The assessment provided evidence of a jobs-
housing spatial mismatch in Buffalo Grove. A jobs-housing mismatch refers to the phenomenon
where homes conducive to workers’ preferences and affordability are situated far from their
employment centers. Steering committee members and stakeholders interviewed for the Market
Assessment specifically discussed this mismatch in terms of Generation Y (millennials). They
expressed that the emerging Generation Y workforce has the skills and aptitude needed to help
Buffalo Grove businesses grow, particularly the advanced manufacturing companies, however they
either prefer to not live in the suburbs or cannot find housing options conducive to their needs.
Studies provide credence to the stakeholders’ concern. Research indicates that millennials highly
value walkability; bicycle and public transportation accessibility; mixed-use, denser areas; and
apartment living.1 Those millennials that do purchase homes, prefer units that are smaller—both in
square footage and bedrooms—than in generations past.2 These types of characteristics and
amenities are not traditionally or consistently found in suburban communities, but are almost
uniformly offered in more urban locations. Buffalo Grove and other nearby communities have
started to implement and embrace such characteristics and amenities.
Running parallel to millennial housing matter is the issue of suitable housing for the ever-growing
senior demographic. This topic has been and continues to be discussed with the Northwest Suburban
Housing Collaborative (NWSHC). The Collaborative, which includes Arlington Heights, Mount
Prospect, Rolling Meadow, Palatine, as well as Buffalo Grove is deliberating how our sub region can
1 Nielsen, Millennials Breaking the Myths, 2014.
Urban Land Institute, Generation Y: America’s New Housing Wave, 2011.
2 National Association of Realtors. “Millennials Say They Don’t Want a Home Like their Par ents’.” RealtorMag.
2013
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provide housing, amenities, and resources needed by seniors. Many of these sought-after amenities,
are strikingly similar to those desired by the younger demographics.
In 2013 Homes for a Changing Region (Homes) report was completed for the communities in the
NWSHC. The report is an analysis of current housing conditions as well as set of recommendations
for local and subregional housing actions. Homes noted that Buffalo Grove and its neighboring
municipalities should diversify their housing stock to meet projected housing demands.
Given the upcoming opportunities to incorporate and develop land, staff would like to open a
dialogue with the PZC regarding these issues in our community and how we can best address them.
Attachments
1. Buffalo Grove Economic Development Strategic Plan’s Market Assessment (2015).
http://www.vbg.org/DocumentCenter/View/2412
2. Homes for a Changing Region (2013).
http://www.cmap.illinois.gov/documents/10180/10818/NW_HOMES_FOR_A_CHANGIN
G_REGION.pdf/80f2b323-f7d0-43c8-b6f1-c0694e09fc27
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03/2/2016
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, MARCH 2, 2016
Call to Order
The meeting was called to order at 7:30 PM by Commissioner Eric Smith
Public Hearings/Items For Consideration
1.(ID # 1474) The Petitioner is Requesting a Special Use for an Amusement
Establishment at 1501 W Dundee Rd, in the B3 Zoning District (Trustee Weidenfeld)
Max Geht and Anna Trayvas, 632 Martin, Deerfield, Illinois 60015, were present and
sworn in. Mrs. Trayvas described the proposed No Escape, 1501 W. Dundee Road. The
use will be an open escape room that would accommodate small groups of people to
solve puzzles. The concept was derived from the game Dungeons and Dragons and is
very popular in Europe. They will not provide any food or beverages to the participants.
This will take people away from their electronics devices and provide a team building
experience. It will be family friendly as well.
Com. Goldspiel asked about access to restrooms facilities. Mrs. Trayvas advised that
there are shared bathrooms in the office common area that can be utilized.
Com. Moodhe asked if food and beverages would be introduced at a later time. Mrs.
Trayvas responded no.
Com. Cesario stated that the Petitioner is not making any substantial changes to the
space and confirmed that there are 255 parking spaces available in the center.
Com. Weinstein had some concerns about the parking and asked how many cars were
anticipated for each group. Mrs. Trayvas responded they anticipate up to four (4) cars
with anywhere from two (2) to eight (8) people per group. Com. Weinsteing advised that
there may be times when eight (8) people all drive separately and could require a fair
amount of parking needs. Mrs. Trayvas stated based upon her experience and research
most people will arrive together as this is a team building exercise.
Com. Khan asked if they would be located in the building behind the Burger King and
next to the banquet hall. Mrs. Trayvas advised they would be. Com. Khan asked about
the hours of operation for the business. Mrs. Trayvas stated they would be open 10:00
a.m. to 10:00 p.m. Com. Khan asked if they would be a conflict with parking for the
banquet hall. Mr. Geht stated that he used to live across the street and there was always
ample parking available, even when the banquet hall was being used. Com. Khan also
advised that the Bank of American closes at 1:00 p.m. on Saturdays and they could
possible use spaces in the bank’s parking lot if needed.
Com. Goldspiel asked if their customers could be parking on the east or west side of the
parking lot. Both Mr. Geht and Mrs. Trayvas stated that most likely their customers would
park in the parking area directly in front of the building.
3.B.1
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There were additional questions or comments from the Commissioners.
Ch. Smith entered the Staff Report as Exhibit 1.
Ms. Woods stated that there have been no inquiries or telephone calls received
concerning the proposed use. The Petitioner’s have provided a response to the
standards. Staff recommends approval of a Special Use subject to the conditions detailed
in the Staff Report.
The public hearing was closed at 7:42 p.m.
Moved by Com. Weinstein, second by Com. Cesario, to recommend to the Village Board
to approve the Petition to the Village of Buffalo Grove for approval of a special use for an
amusement establishment in the B3-Planned Business Center District located at 1501 W.
Dundee Road, subject to the following conditions:
1.The special use as an amusement establishment is granted to Max Geht and
Mike Trayvas and said special use does not run with the land.
2.The special use granted to Max Geht and Mike Trayvas is assignable to
subsequent petitioners, seeking assignment of this special use as follows:
a.Upon application of a petitioner seeking assignment of this special use, the Corporate
Authorities, in their sole discretion, may refer said application of assignment to the
appropriate commission(s) for a public hearing or may hold a public hearing at the Village
Board.
b. Such assignment shall be valid only upon the adoption of a
proper, valid and binding ordinance by the Corporate Authorities granting said
assignment, which may be granted or denied for any reason.
RESULT:RECOMMENDATION TO APPROVE [UNANIMOUS]
Next: 3/21/2016 7:30 PM
MOVER:Mitchell Weinstein, Commissioner
SECONDER:Frank Cesario, Commissioner
AYES:Smith, Moodhe, Cesario, Cohn, Goldspiel, Khan, Shapiro, Weinstein
ABSENT:Scott Lesser
2.(ID # 1475) The Petitioner is Requesting a Special Use for Motor Vehicle Sales in the I
District for the Property Located at 545 Depot Place (Trustee Berman)
Mr. Patrick Hurst, Classic Car Company, 545 Depot Place, was present and sworn in. Mr.
Hurst explained that he owns a private collection of classic cars to preserve history.
Some of his cars are drivable. He has owned up to one hundred seventy five (175) cars
at one point. He also has two warehouses located in Wisconsin. He would like to
occasionally sell his cars himself. In order for him to obtain a Dealer License from the
State, he needs the special use to be approved for 545 Depot Place. The sales would be
3.B.1
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internet-based. Based upon the types of cars he owns, he does not want people to know
the location of his warehouse. The advertising would be done on the internet as well.
There will not be any signage and none of the collection cars would be parked outside.
Occasionally he will rent one of his cars to a non-profit for use to keep the cars running
as well as helping charities. He normally charges only $1.00 for that.
Com. Weinstein confirmed that Mr. Hurst would not be selling on the premises. Mr. Hurst
advised that the cars are usually taken off-site for sale and delivery. Com. Weinstein
clarified with Mr. Stilling the need for the text amendment and special use. Mr. Stilling
advised that Mr. Hurst needs a physical address to obtain the dealer license. Most
vehicles that are sold online are usually bought by out-of-state buyers. The text
amendment and special use would be applicable in this case. Com. Weinstein asked Mr.
Hurst if he is aware of the requirement to stripe the parking lot as detailed in the Staff
Report. Mr. Hurst stated that he is aware.
Com. Moodhe confirmed that the sales would be conducted off-site but the paperwork
would list the 545 Depot Place address. He also asked about sales tax that would be
received by the Village if the sale/delivery is off-site. Mr. Stilling advised that most out-of-
state sales would be subject to that state’s sales taxes and our local sales tax would not
apply.
Com. Khan asked what percentage of cars are sold and shipped out-of-state. Mr. Hurst
responded approximately 20% but this is a growing trends and he expects that number to
rise once he builds a solid reputation.
Com. Cesario confirmed with Mr. Hurst that there would be no difference in the physical
activity on site if the special use were granted.
Com. Goldspiel asked if Mr. Hurst would be providing storage of other owners’ vehicles
on site. Mr. Hurst stated he would not. Com. Goldspiel asked if the warehouse had a
concrete floor. Mr. Hurst stated yes. Com. Goldspiel added that most of Mr. Hurst’s cars
are not classic cars. Classic cars are pre-war era cars. These are post-war era cars
which are considered special interest cars.
Ch. Smith asked if potential buyers would take the cars for test drives through the
neighborhood. Mr. Hurst stated that test drives would be taken outside of the
neighborhood, most likely on the expressway. Ch. Smith asked about company vehicles
that would be kept on-site. Mr. Hurst advised that he has two pickup trucks along with
one open and one enclosed trailer. These are used for picking up and dropping off
vehicles. Ch. Smith asked where these vehicles are stored. Mr. Hurst responded that he
would like to continue to store those on-site.
Com. Goldspiel asked how many cars Mr. Hurst currently has at this locations. Mr. Hurst
stated he has 35 cars. Com. Goldspiel asked if the building has a fire suppression
system. Mr. Hurst advised that there is a fire alarm, but not a fire suppression system.
They do have extinguishers and one of his employees is a fireman. The office space is
enclosed while the warehouse area is open.
There were no additional questions or comments from the Commissioners at this time.
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Ch. Smith entered the Staff Report as Exhibit 1.
Debbra Stillson, 16077 W. Depot Place, Prairie View, Illinois was present and sworn in.
Ms. Stillson advised that Depot Place is a small street and this street leads to the
property. She noted that car carriers that are parked in the street and she felt that the
road needs to be clear. There are several children that live in the neighborhood. Her
home is only feet away from the Village boundary line. He needs to keep cars under the
speed limit when going up and down the street. She has lived here for 31 years. She
asked if Mr. Hurst could load/unload his cars on Abbott Court instead of Depot Place. The
18 wheel car carriers have knocked down utility lines to her home on occasions. They
have had to contact the Lake County Sheriff previously because car motors were being
reeved at 2:00 a.m.
Mr. Hurst responded that he never raced cars on the street and that the car carriers do
not belong to him. There are other businesses within the property. There is no need for
him to be doing business at 2:00 a.m. he does not own 18 wheelers.
Ms. Stillson responded that the area is a residential/industrial shared area. The street is
only 20 feet wide. The car carriers on the street could impede emergency responders.
She asked if Mr. Hurst could utilize Abbott Court. Mr. Hurst responded that his cars are
currently not moving as it is winter. He believes that Ms. Stillson is confusing him with his
neighboring tenant.
Ch. Smith asked about Mr. Hurst’s hours of operation. Mr. Hurst stated that his two
employees are there between the hours of 9:00 a.m. and 6:00 p.m., when needed.
Mr. Roman Pamula, 21823 N. Old Weiland Road, Prairie View, Illinois was present and
sworn in. Mr. Pamula stated that he lives across the street. Depot Place does not have
any sidewalks. He is concerned about the safety of the children when getting on and off
the buses. He asked Mr. Hurst if he used a car carrier company. Mr. Hurst responded no.
Mr. Pamula added that sometimes he hears noises coming from cars across the street.
Mr. Alex Stillson, 16077 W. Depot Place, Prairie View, Illinois was present and sworn in.
Mr. Stillson stated that he has heard engines running after midnight. He has contacted
the Lake County Sheriff, who in turn has told him he needs to contact the Buffalo Grove
Police. He is waiting to hear back from the Buffalo Grove Police Department, He has
seen cars unloaded off the car carriers and taken into the building. Cars have raced up
and down the street. If not cars, then two motorcycles.
Mr. Hurst attested that he does not own the car carriers. He, or his employees, are not
there late at night. He is only one tenant in this multi-tenant building. He believes that Mr.
and Mrs. Stillson and Mr. Pamula are mistaken his business with another business in the
building.
After a lengthy discussion, Mr. Stilling advised that he has taken note of the complaint
and will follow up with the proper staff. He confirmed that the street, Depot Place, is
unincorporated but the property subject to the Petition is within the corporate limits of
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Buffalo Grove. He added that Mr. Hurst has been responsive and has provided a
response to the standards. Staff recommends approval of the text amendment and the
special use with the conditions detailed in the Staff Report.
Com. Weinstein asked about condition #4 requiring all vehicles to be stored inside the
building at night. Mr. Stilling responded that #4 should not apply to vehicles used by the
business as well as vehicles driven by employees. Com. Weinstein asked if Mr. Hurst
could access Abbott Court. Mr. Hurst stated that there is no access for him to use. Com.
Weinstein asked if Mr. Hurst owned any loud cars. Mr. Hurst stated that he currently has
3 cars that he would consider loud. He would agree to drive those cars only during
certain hours. Mr. Hurst agreed to operate the business during the hours of 9:00 a.m. to
7:00 p.m. Monday through Saturday.
Com. Goldspiel asked if cars that make that kind of noise are illegal. Mr. Hurst stated all
of his cars are street legal and none of them are used for racing.
There were no additional questions or comments from the Commissioners. There were
no additional questions or comments from the audience.
The public hearing was closed at 8:30 p.m.
Moved by Com. Weinstein, seconded by Com. Moodhe, to recommend approval of the
text amendment to the Village of Buffalo Grove Zoning Ordinance (Title 17) to add
provisions concerning the sale, leasing and/or rental of new and/or used automobiles as
a special use in the “I” Industrial District; and
Moved by Com. Weinstein, seconded by Com. Moodhe, to recommend approval of a
special use with the following conditions:
1.The special use for the sale of used automobiles within an enclosed structure is
granted to Patrick Hurst and said special use does not run with the land.
2.The special use granted to Patrick Hurst is assignable to subsequent petitioners,
seeking assignment of this special use as follows:
a.Upon application of a petitioner seeking assignment of this special use, the
Corporate Authorities, in their sole discretion, may refer said application of assignment to
the appropriate commission(s) for a public hearing or may hold a public hearing at the
Village Board.
b.Such assignment shall be valid only upon the adoption of a proper, valid and
binding ordinance by the Corporate Authorities granting said assignment, which may be
granted or denied for any reason.
3.B.1
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3.The parking lot at 545 Depot Place shall be striped in accordance with the Village
of Buffalo Grove Zoning Ordinance within 90 days of approval. A building permit shall be
obtained prior to the start of the work.
4.All vehicle storage, including vehicles for sale, shall be stored in the building
during the overnight hours. This shall not apply to vehicles driven by employees or
vehicles used by the business.
5.The hours of operation are limited to 9:00 a.m. to 7:00 p.m. Monday through
Saturday.
Com. Cohn stated that he will vote in favor of the requests. The issues between the
neighboring properties appear to be an intergovernmental issue.
RESULT:RECOMMENDATION TO APPROVE [UNANIMOUS]
Next: 3/21/2016 7:30 PM
MOVER:Mitchell Weinstein, Commissioner
SECONDER:Adam Moodhe, Commissioner
AYES:Smith, Moodhe, Cesario, Cohn, Goldspiel, Khan, Shapiro, Weinstein
ABSENT:Scott Lesser
3.(ID # 1470) The Petitioner is Requesting a Variation for an Additional Digital Ordering
Screen for Starbucks at 1665 N Buffalo Grove Road (Trustee Berman)
Mr. Bret Skirvin, Site Enhancement Services, on behalf of Starbucks, 6001 Nimtz
Parkway, South Bend, IN 46628, was present and sworn in. Mr. Skirvin distributed a
revised sign package dated December 22, 2015 and advised that there were some minor
revisions.
Ch. Smith entered the revised sign package dated December 22, 2015 as Exhibit 1.
Mr. Skirvin described the proposed digital display menu board order sign. This would be
a second menu board ground sign. The proposed sign will assist hearing impaired
customers while ordering. The location of the sign will not be seen from the public right-
of-way and will be a distraction. The proposed sign will be twelve (12) square feet in area.
The screen is not activated until a vehicle pulls up. It also has an auto-dimmer for at
night. They are looking to re-purpose the existing speaker box with current technology.
Com. Cesario asked Mr. Stilling if the variance is for the additional sign only and the Sign
Code would regulate the remaining specifications of the sign. Mr. Stilling advised that is
correct.
There were no additional questions or comments from the Commissioners.
Ch. Smith entered the Staff Report as Exhibit 2.
There were no questions or comments from the audience.
3.B.1
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Mr. Raysa asked who, specifically, the variation would be granted to. Mr. Skirvin stated
that he was not completely sure but would provide that information to staff. Mr. Raysa
advised that any recommendation should be made subject to verification of the identity of
the Petitioner.
The public hearing was closed at 8:45 p.m.
Moved by Com. Weinstein, seconded by Com. Khan, to recommend approval of the
Petition to the Village of Buffalo Grove for the following variations to the Sign Code;
Section 14.16.030, Section 14.16.060, and Section 14.20.070 for Starbucks Coffee, 1665
N. Buffalo Grove Road, Buffalo Grove, Illinois.
Pursuant to Sign Code, Section 14.40.010, Sub-section B.
RESULT:RECOMMENDATION TO APPROVE [UNANIMOUS]
Next: 3/21/2016 7:30 PM
MOVER:Mitchell Weinstein, Commissioner
SECONDER:Zill Khan, Commissioner
AYES:Smith, Moodhe, Cesario, Cohn, Goldspiel, Khan, Shapiro, Weinstein
ABSENT:Scott Lesser
4.(ID # 1471) The Petitioner is Requesting a Variation for an Additional Digital Ordering
Screen for Starbucks at 1205 W Dundee Road (Trustee Berman)
Mr. Bret Skirvin, Site Enhancement Services, on behalf of Starbucks, 6001 Nimtz
Parkway, South Bend, IN 46628, was present and sworn in. Mr. Skirvin distributed a
revised sign package dated December 22, 2015 and advised that there were some minor
revisions.
Ch. Smith entered the revised sign package dated December 22, 2015 as Exhibit 1.
Mr. Skirvin described the proposed digital display menu board order sign. This would be
a second menu board ground sign. The proposed sign will assist hearing impaired
customers while ordering. The location of the sign will be seen from the public right-of-
way and will be blocked by vehicles. When not in use the screen will be black so as to not
distract drivers along Arlington Heights Road. The proposed sign will be twelve (12)
square feet in area. The screen is not activated until a vehicle pulls up. It also has an
auto-dimmer for at night. They are looking to re-purpose the existing speaker box with
current technology.
Com. Goldspiel is concerning about the sign facing Arlington Heights Road and
suggested adding some sort of screening.
Com. Cesario agrees that the signage is visible from the street and also recommended
that the possibility of providing screening be looked at.
There were no additional questions or comments from the Commissioners.
3.B.1
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Ch. Smith entered the Staff Report as Exhibit 2.
There were no questions or comments from the audience.
Mr. Raysa advised that any recommendation should be made subject to verification of
the identity of the Petitioner.
The public hearing was closed at 8:52 p.m.
Moved by Com. Weinstein, seconded by Com. Khan, to recommend approval of the
Petition to the Village of Buffalo Grove for the following variations to the Sign Code;
Section 14.16.030, Section 14.16.060, and Section 14.20.070 for Starbucks Coffee, 1205
W. Dundee Road, Buffalo Grove, Illinois.
Pursuant to Sign Code, Section 14.40.010, Sub-section B.
RESULT:RECOMMENDATION TO APPROVE [UNANIMOUS]
Next: 3/21/2016 7:30 PM
MOVER:Mitchell Weinstein, Commissioner
SECONDER:Frank Cesario, Commissioner
AYES:Smith, Moodhe, Cesario, Cohn, Goldspiel, Khan, Shapiro, Weinstein
ABSENT:Scott Lesser
5.(ID # 1476) The Petitioner, Village of Buffalo Grove, is Requesting a Text Amendment to
the Zoning Ordinance Regarding Small Cell Antennas (Trustee Weidenfeld)
Ms. Woods provided an overview as contained in the Staff Report. Cellular technology
usage continues to expand rapidly. As this usage expands, the demand on the cellular
network, which provides phone service and digital data connections for smart phones,
tablets, and other devices, also increases. One strategy is to supplement larger, wider-
range equipment often featured on a specialized cell antenna or municipal water tower, is
to install small cellular antenna devices. These devices, commonly known as “small
cells” can be mounted on utility poles, light poles, buildings and other sound structures.
Recently, the Village has noted how other communities have created regulations specific
for small cells and generated revenues from licensing this equipment to be installed on
Village-owned property. This trend coupled with the numerous inquires Buffalo Grove has
received from cellular providers, has prompted staff to explore the challenges and
opportunities of allowing small cells in the Village. The key question being: How can the
Village enable small cellular antenna devices so that the community can enjoy greater
cellular service while protecting the community’s aesthetics and general interest?
Currently small cells would fall under the classification of personal wireless
communication facilities in the Village Code. However staff does not feel that the current
regulations for personal wireless communication facilities best addresses the challenges
or opportunities associated with small cells. Consequently, staff begun to research best
practices for regulating small cells and developed a set of proposed regulations.
3.B.1
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Staff found that communities with more comprehensive small cell regulations managed
this equipment by regulating the following small cell issues:
- General location (on Village/Park/public/utility-owned property)
- Attachment to existing poles vs. new poles
- Proximity to residential
- Proximity to other personal wireless antennas
- Number of small cell antennas on a pole or structure
- Appearance (size, height, color) of small cell equipment
These issues were generally regulated through a combination of zoning measures such
as permitted uses, special uses (with additional restrictions), and general standards.
Many communities also generated revenue from small cells by requiring a license or fee
for small cells located on Village-owned property.
After reviewing several best practices, staff recommends that the Village consider the
following regulations. These regulations and measures closely align to Palatine’s code
regarding small cells.
- Small Cells shall be permitted uses on existing utility poles within public rights-
of way and within dedicated utility easements, subject to the following restrictions:
- Number limitation: No more than one small cell may be located on a single
utility pole.
- Separation and setback requirements: Small cells must be located on a
structure that is greater than 100 feet from a residential building and greater than 1,000
feet away from other small cells.
- Co-location limitation: Only one small cell shall be allowed on each pole for the
use of a single personal wireless services operator.
- Licensing: All small cells mounted on Village-owned infrastructure such as
streetlights, traffic signals towers, or buildings must be authorized by a license agreement
and fee between the owner and the Village.
- Height. A personal wireless telecommunication antenna shall not exceed more
than thirty five (35) feet above the ground level. The top of the highest point of the
antenna may not extend more than seven (7) feet above the highest point of the support
structure, and the combination of the height of the support structure and the antenna
extension shall not exceed thirty five (35) feet.
- Aesthetics. Small cell equipment will be subject to review by the Appearance
Review Team, which would examine the small cell equipment aesthetics to ensure it
blends in with the pole on which it is mounted.
Deviation from requirements requires the petition to request a variance, which must
include evidence that the proposed facility is necessary, is the least intrusive means of
doing so.
3.B.1
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Staff is seeking feedback from the PZC on the overall direction of the recommended
regulations and requesting PZC to continue to this item to the March 16th PZC staff
meeting.
Com. Shapiro asked if there is anything to restrict privately owned buildings from putting
up these small cell antennas. Mr. Stilling responded that these antennas on private
property would fall under a special use, same as any privately owned towers. They will
clarify this.
Com. Moodhe recommended limiting the height to seven (7) feet above the top. He noted
that some Village-owned poles are currently over thirty five (35) feet in height. He asked
about traffics lights, specifically those owned by the Village but maintained by the County.
Mr. Stilling responded that staff is looking at the different scenarios that can occur:
Village/Village; Village/Utility, etc. Com. Moodhe stated that some of the equipment
boxes appear to be more blended and would recommend making the equipment boxes fit
in.
Com. Khan stated that his thoughts are all over the place with regards to small cell
antennas. In Wood Dale, these antennas cause a lot of headaches and not a lot of
revenue. He gave specific examples, which included abandoned antennas. He asked
how long have the regulations been in place in Palatine and how much revenue it
generated. Mr. Stilling responded that Palatine’s regulations were just passed and they
are negotiating with one provider. He also advised that the State is discussing regulations
that could supersede Home Rule Units. However, he still feels this issue needs to be
addressed and added that the driving force to create regulations would not be revenue.
Com. Khan asked how the Village would protect it’s interest? Bond or Letter of Credit?
Mr. Stilling stated most likely it would be a cash bond.
Com. Cohn advised that he previously represented a micro cell company. At that time,
they needed different entities with different authorities to make it all work. He would
recommend that Village-owned equipment be utilized first. He also believes that the
Village should have control. The biggest issue to tackle will be the aesthetics. He also
believes the public should have a role in approving the aesthetics. He believes that a
cash bond would need to be posted as well as arrangements for successor
responsibilities.
Com. Cesario believes that this is a good idea since everyone needs good coverage.
However, he would not want to see the equipment boxes. He does not believe the height
should be limited to thirty five (35) feet and suggested that staff be ready to validate the
distance requirements.
Com. Moodhe stated that there should be a removal provision included.
Com. Goldspiel asked if these would interfere with changes in the type of lighting fixtures
used on the street lights. Mr. Stilling responded that the Ordinance would be clear that
any equipment would need to be compatible with existing or replacement fixtures. Com.
Goldspiel asked if the equipment could possibly block the light emitted from the street
3.B.1
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lights. Mr. Stilling stated that the next step is to look at size, placement and aesthetics so
there are no adverse impacts.
Com. Weinstein asked why the Village would be concerning with limiting the number of
antennas or the ability for co-locations. Technologies changes and it is possible that in a
couple years, the equipment will be half the size. Mr. Stilling responded that some of the
issues involve competition and life span of the equipment. He would rather re-visit the
issue when necessary.
There were no additional questions or comments from the Commissioners.
There were no questions or comments from the audience.
The public hearing was closed at 9:10 p.m.
Moved by Com. Moodhe, seconded by Com. Shapiro, to continue the public hearing to
the March 16, 2016 regular meeting.
RESULT:TABLED [UNANIMOUS]
Next: 3/16/2016 7:30 PM
MOVER:Adam Moodhe, Commissioner
SECONDER:Ira Shapiro, Commissioner
AYES:Smith, Moodhe, Cesario, Cohn, Goldspiel, Khan, Shapiro, Weinstein
ABSENT:Scott Lesser
Regular Meeting
Other Matters for Discussion
None.
Approval of Minutes
1.Planning and Zoning Commission - Regular Meeting - Feb 17, 2016 7:30 PM
Moved by Com. Moodhe, seconded by Com. Shapiro, to approve the minutes of
the February 17, 2016 regular meeting.
RESULT:ACCEPTED [UNANIMOUS]
MOVER:Adam Moodhe, Commissioner
SECONDER:Ira Shapiro, Commissioner
AYES:Smith, Moodhe, Cesario, Cohn, Goldspiel, Khan, Shapiro,
Weinstein
ABSENT:Scott Lesser
Chairman's Report
None.
3.B.1
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Committee and Liaison Reports
Mr. Stilling advised that all the items recommended for approval on the February 22, 2016 Village
Board agenda were approved.
The driveway variation request for 1167 Green Knolls Drive was withdrawn.
Staff Report/Future Agenda Schedule
Mr. Stilling advised that the next regular meeting is scheduled for March 16, 2016. Items for that
agenda include:
- Garage addition that would encroach into the required side yard setback at 224 Stanton Court
West
- Sign Code variations to replace wall signs at Culvers, 450 McHenry Road
- Draft regulations regarding small cell antennas
- A possible workshop to discuss housing policy items
Mr. Stilling also advised that the April 6, 2016 regular meeting may be cancelled.
Public Comments and Questions
None.
Adjournment
The meeting was adjourned at 9:25 PM
Chris Stilling Director of Community Development
APPROVED BY ME THIS 2nd DAY OF March , 2016
3.B.1
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