2017-03-15 - Planning and Zoning Commission - Agenda Packet
Meeting of the Village of Buffalo Grove
Planning and Zoning Commission
Regular Meeting
March 15, 2017 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. Consider a Fence Variation for the Property at 1271 Radcliffe Road (Trustee
Weidenfeld) (Staff Contact: Brian Sheehan)
2. Consider Annexation and Rezoning for the Property at 22090 Prairie Ro ad (Trustee
Berman) (Staff Contact: Chris Stilling)
III. Regular Meeting
A. Other Matters for Discussion
B. Approval of Minutes
1. Planning and Zoning Commission - Regular Meeting - Mar 1, 2017 7:30 PM
C. Chairman's Report
D. Committee and Liaison Reports
E. Staff Report/Future Agenda Schedule
F. Public Comments and Questions
IV. Adjournment
The Planning and Zoning Commission will make every effort to accommodate all items on the
agenda by 10:30 p.m. The Board, does, however, reserve the right to defer consideration of
matters to another meeting should the discussion run past 10:30 p.m.
The Village of Buffalo Grove, in compliance with the Americans with Disabilities Act, requests that
persons with disabilities, who require certain accommodations to allo w 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: 3/10/2017 3:13 PM Page 1
Action Item : Consider a Fence Variation for the Property at 1271
Radcliffe Road
Recommendation of Action
Staff recommends approval
The Petitioner is proposing to install a four (4) foot chain link fence beyond the building setback line along
Boxwood Lane for the property at 1271 Radcliffe Road. The proposed fence would encroach into the
twenty five (25) foot required corner side yard setback. Additional information can be found in the
attached staff report.
ATTACHMENTS:
Staff Report (DOCX)
Aerial Photo (PDF)
Plat of Survey (PDF)
Petitioners Letter (PDF)
Surrounding Neighbor Letter (PDF)
Trustee Liaison Staff Contact
Weidenfeld Brian Sheehan, Community Development
Wednesday, March 15, 2017
2.1
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VILLAGE OF BUFFALO GROVE
PLANNING & ZONING COMMISSION
STAFF REPORT
MEETING DATE: March 15, 2017
SUBJECT PROPERTY LOCATION: 1271 Radcliffe Road
PETITIONER: Simon & Karen Mac
PREPARED BY: Brian Sheehan, Building Commissioner
REQUEST: A variation to install a chain link fence that would be located
beyond the 25 foot building setback line in the corner side yard.
EXSITING LAND USE AND ZONING: The property is improved with a single family home currently
zoned R5A
COMPREHENSIVE PLAN: The approved Village Comprehensive Plan calls for this property
and the immediate neighborhood to be single family detached
PROJECT BACKGROUND
The Petitioner is proposing to install a four (4) foot chain link fence beyond the building setback line
along Boxwood Lane. The proposed fence would encroach into the twenty five (25 ) foot required corner
side yard setback. Section 15.20.040.B. of the Village Fence Code regulates fences on corner lots as
follows:
Fences may be erected, placed and maintained on corner lots to a height not to exceed six feet
above ground level. No such fence shall be located nearer to any street than the building setback
line.
The building setback line for the required corner side yard setback along Boxwood Lane is 25feet.
Therefore the variation is required.
PLANNING & ZONING ANALYSIS
The petitioners are proposing a four
(4) foot chain link fence which would
extend into the corner side yard
setback along Boxwood Lane.
The fence would extend 25.6 feet
south from the southeast corner of
the home to the south property line.
The fence would then run easterly,
parallel to the sidewalk, along the
south property line maintaining a
two foot four inch (2.33’) separation
from the sidewalk and continue to
the rear property line.
2.1.a
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At the rear property line the fence would turn northerly and run along the rear property line
seventy one (71) feet.
DEPARTMENTAL REVIEWS
Village Department Comments
Engineering The Village Engineer has reviewed the proposed fence location and
does not have any engineering or line of sight concerns or objections
with the proposed location of this fence.
SURROUNDING PROPERTY OWNERS
Pursuant to Village Code, the contiguous property owners were notified and a public hearing sign was
posted on the subject property. The posting of the public hearing sign and the mailed notifications were
completed within the prescribed timeframe as required. As of the date of this Staff Report, the Village
has received one phone call and one email looking for additional information which was provided.
STANDARDS
The Planning & Zoning Commission is authorized to grant variations of the Fence Code based on the
following criteria:
1. The plight of the owner is due to unique circumstances;
2. The proposed variation will not alter the essential character of the neighborhood;
3. There are practical difficulties or particular hardships in carrying out the strict letter of this
Chapter which difficulties or hardships have not been created by the person presently having an
interest in the property; and,
4. The proposed variation will not be detrimental to the public health safety and welfare.
Petitioners Response to the Variation Standards:
The petitioner has provided responses to the standards for a variation.
STAFF RECOMMENDATION
Staff recommends approval of the fence 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 final decision on whether or not to approve the variation.
2.1.a
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Updated: 3/10/2017 2:59 PM Page 1
Action Item : Consider Annexation and Rezoning for the Property at
22090 Prairie Road
Recommendation of Action
Staff recommends approval of the annexation with rezoning to the R -2 One-Family Dwelling District
pursuant to the terms and conditions of the annexation agreement.
The petitioners William M. and Mary Sue Hoffmann are the property owners of a single-family home,
which is located at 22090 N. Prairie Road in unincorporated Lake County. The Hoffmann's would like to
build a 567 square foot addition to the west side of their home as well as new covered front porch and
steps. The petitioner's would also like to connect to the existing Village sanitary sewer and water along
the property's frontage.
To accommodate the petitioner's request, annexation into the Village of Buffalo Grove is required. As with
most annexation requests, the Village requires an annexation agreement which will be considered by the
Village Board after a recommendation by the Planning and Zoning Commission (PZC) for the rezoni ng to
R2.
ATTACHMENTS:
Staff Report 3.10.17 (DOCX)
Aerial (PDF)
Zoning Map (PDF)
PLAT OF ANNEXATION (PDF)
Site Plan (PDF)
Trustee Liaison Staff Contact
Berman Chris Stilling, Community Development
Wednesday, March 15, 2017
2.2
Packet Pg. 11
VILLAGE OF BUFFALO GROVE
PLANNING & ZONING COMMISSION
STAFF REPORT
MEETING DATE: March 15, 2016
SUBJECT PROPERTY LOCATION: 22090 N Prairie Road
PETITIONER: William M. and Mary Sue Hoffmann
PROPERTY OWNER: William M. and Mary Sue Hoffmann
PREPARED BY: Christopher Stilling, Director of Community Development
REQUEST: Petition to the Village of Buffalo Grove for an annexation
agreement and annexation with rezoning to the R-2 One-Family
Dwelling District pursuant to the terms and conditions of the
annexation agreement.
EXSITING LAND USE AND ZONING: The property is zoned R-1 in unincorporated Lake County and is
improved with a single family home.
COMPREHENSIVE PLAN: The 2009 Village Comprehensive Plan calls for the property to
be single family detached.
PROJECT BACKGROUND
The petitioners William M. and Mary Sue Hoffmann are the property owners of a single-family home,
which is located at 22090 N. Prairie Road. The property is currently improved with a, one-story, single-
family home and detached garage. It is located within a residential zoning district in unincorporated
Lake County. The Hoffmann’s would like to build a 567 square foot addition to the west side of their
home as well as new covered front porch and steps. The petitioner’s would also like to connect to the
existing Village sanitary sewer and water along the property’s frontage.
To accommodate the petitioner’s request, annexation into the Village of Buffalo Grove is required. As
with most annexation requests, the Village requires an annexation agreement which will be considered
by the Village Board after a recommendation by the Planning and Zoning Commission (PZC) for the
rezoning to R2.
PLANNING & ZONING ANALYSIS
Zoning
The subject property is requesting to be rezoned R-2 from the Village’s default R-E zoning
classification (All properties retain the R-E zoning upon annexation in the Village unless
otherwise specified.) The R-2 zoning classification is appropriate for the subject property given
its use, size, building height, setbacks and other bulk standards.
In retaining the R-2 zoning classification, the property will not need to seek any variances.
The petitioners will be seeking a building permit for an addition to the home. As noted, the
proposed addition would meet all bulk requirements of the R2 district.
2.2.a
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Utilities/Site Engineering
The petitioners would like to connect to the existing Village water and sewer lines located along
the frontage of Prairie Road.
Prairie Road Dedication
Currently, the property lines for the site go to the centerline of Prairie Road.
As part of the future improvements to Prairie Road, the future ROW requirements are 120’ (60’
from the centerline). The subject property is located south of the proposed Prairie Road
connector.
As with other annexation request along Prairie Road, staff has requested that the property
owner dedicate the required 60’ ROW.
The petitioner has agreed to the 60’ dedication and this will be a requirement in the annexation
agreement. It should be noted that the attached site plan notes a 40’ ROW dedication.
DEPARTMENTAL REVIEWS
Village Department Comments
Engineering The Village Engineer’s has reviewed the proposed plans and does not
have any objections.
PUBLIC COMMENTS
Pursuant to Village Code, the contiguous property owners were notified and a public hearing sign was
posted on the subject property. The posting of the public hearing sign and the mailing of the
notifications were both completed within the required timeframe. As of the date of this Staff Report,
staff received an inquiry from a nearby unincorporated property owner asking if the annexation
included their property. Staff informed them that the annexation request only pertains to the subject
property.
STAFF RECOMMENDATION
Staff recommends approval of the annexation with rezoning to the R-2 One-Family Dwelling District
pursuant to the terms and conditions of the annexation agreement.
ACTION REQUESTED
The Planning & Zoning Commission (PZC) shall open the public hearing and take public testimony and
the PZC shall then make a recommendation to the Village Board.
2.2.a
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consulting engineers
HAEGER ENGINEERING
land surveyors
File Name:
Layout: Nov 15, 2016 - 7:41am 16199-PLAT OF ANNEXATIONjeff-gPlot Date: Plotted By:
P:\2016\16199\Drawings\Final Survey\16199-PLAT OF ANNEXATION.dwg
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Attachment: PLAT OF ANNEXATION (1880 : Consider Annexation and Rezoning for the Property at 22090 Prairie Road)
2.2.e
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03/1/2017
MINUTES OF THE REGULAR MEETING OF THE PLANNING AND ZONING COMMISSION OF THE
VILLAGE OF BUFFALO GROVE HELD IN THE COUNCIL CHAMBERS, 50 RAUPP BOULEVARD,
BUFFALO GROVE, ILLINOIS ON WEDNESDAY, MARCH 1, 2017
Call to Order
The meeting was called to order at 7:30 PM by Commissioner Eric Smith
Public Hearings/Items For Consideration
1.Consider an Amendment to Special Use Ordinance 2016-13 for No Escape Located at
1501 W Dundee Road (Trustee Weidenfeld) (Staff Contact: Brian Sheehan)
Max Geht and Anna Trayvas, No Escape, 1501 W. Dundee Road, were present and
sworn in.
Mr. Sheehan advised that there was an error in the square footage in the Staff Report. A
revised Staff Report was provided to the Planning & Zoning Commission (PZC). This is a
currently approved Special Use and the Petitioner is looking to expand into two (2)
additional spaces across the hall from their existing space.
Ms. Trayvas explained that they came before the PZC about a year ago and were
approved for the Special Use. Since that time, they have run over 2,000 groups through.
There are very few escape rooms in the suburbs and this type of activity is in very high
demand. They want to expand. There is plenty of parking available and they do not
generate traffic in the hallways. They bring business to Buffalo Grove by attracting clients
from other states. This benefits local restaurants and businesses in the area.
Com. Cesario congratulated them on their success and asked for the Petitioner to walk
him through the proposed floor plan. Mr. Geht explained that they can only accommodate
up to 10 people at a time currently. They will build a small lobby in Suite 102 and split that
space with a room and the lobby. Room 104 will just be an additional room.
Ch. Smith entered the Staff Report as Exhibit 1.
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 7:40 PM.
Moved by Com. Weinstein, seconded by Com. Cesario, to recommend approval of the
amendment to Special Use Ordinance 2016-13 granting an expansion for No Escape at
1501 W Dundee Road, Suites 102, 103 & 104 subject to the follow 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.
3.B.1
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03/1/2017
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.
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.
Com. Weinstein supports the request and believes that it meets the criteria to approve a
Special Use. The use does not impact the parking.
Com. Lesser also supports the request and likes the hours of operation. He advised the
Petitioner to present the design of the lobby to the Village and obtain the proper permits.
RESULT:RECOMMENDATION TO APPROVE [UNANIMOUS]
Next: 3/20/2017 7:30 PM
MOVER:Mitchell Weinstein, Commissioner
SECONDER:Frank Cesario, Commissioner
AYES:Smith, Moodhe, Cesario, Cohn, Goldspiel, Khan, Lesser, Weinstein, Au
2.Consider Re-Zoning 16406 West Highway 22 and 22927 N. Prairie Road to the R-9
Multiple-Family Dwelling District with a Special Use and Variations (Trustee Weidenfeld)
(Staff Contact: Chris Stilling)
Joe Christopoulos, JCJ Homes; Wally Malysa and Tony Kubon, were present and sworn
in.
Com. Moodhe advised that a family member serves on the Noah’s Landing Homeowners
Association Board. However, this will not have any effect on any decision or vote he
makes.
Mr. Christopoulos reviewed the project. The development includes 12 townhomes on the
corner of Half Day Road and Prairie Road and is comprised of three lots. They are
seeking a Special Use for a Planned Unit Development with certain variations as
depicted on the Preliminary Plan. They are proposing to extend Chelsey Street that
would include a 52 foot right-of-way. The roadway will be 27 feet wide. The current
zoning is RE. They are requesting R9 zoning. The property was annexed into the Village
in 1995. He believes this is a suitable development for the land. They had asked to join
the Noah’s Landing Homeowners Association (HOA). However, the HOA said they were
not interested. It has been determined that the proposed development will not drain into
the detention, but will drain into the public storm sewer. They feel this is the best use of
the property. They have worked with Engineering, conducted studies and will follow the
Department of Natural Resources guidelines. They will be providing some guest parking.
The proposed density would be 11.4 units per acre. This is the best reasonable return for
the land. The proposed development will not affect the characteristics of the
neighborhood and will not be detrimental to the public health, safety and welfare.
3.B.1
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Com. Goldspiel is surprised that there is no detention for this project. Mr. Stilling advised
that detention is not required. Noah’s Landing was built with the intention to discharge
into the storm sewer and then into the detention pond. Com. Goldspiel asked how the
variations requested compare with Noah’s Landing. Mr. Stilling advised that they are very
consistent with Noah’s Landing. A 2 foot bump out was added to the 5 unit building due
to the visibility from Half Day Road. Com. Goldspiel asked if the driveway setbacks are
adequate. Mr. Stilling responded yes. Com. Goldspiel asked if the easterly sidewalk is a
carriage walk. Mr. Stilling responded yes. They want to provide a sidewalk. However, the
Village will be comfortable if the PZC wants to eliminate the walk on the east. Com.
Goldspiel advised that the sidewalk is essential to have and he does not want to push
people into the street. He likes the way the development lines up. It looks out into open
space. He confirmed the largest building will have 7 units. He asked about the firewalls.
Mr. Stilling advised that the buildings will be sprinklered. The Code allows up to 8 or 9
units to be contiguous. These units will be 3 to 4 feet taller than the Noah’s Landing
townhomes. Com. Goldspiel asked about off street parking. Mr. Stilling described where
the parking would be located. Com. Goldspiel asked if there is enough space for a fire
truck. Mr. Stilling responded yes. Staff has worked with the Fire Department. The Fire
Department would not bring trucks down Chelsey Street. They would stage off Prairie
Road or Half Day Road. Com. Goldspiel advised that he likes the sidewalk on the east
and would like to see it remain.
Com. Khan asked about the existing width of Chelsey Street. Mr. Christopoulos stated it
is 52 feet wide. Com. Khan asked if Chelsey Street is a public street. Mr. Stilling stated it
is public. Com. Khan asked if it is 27 feet back to back of the curb. Mr. Stilling responded
yes. Com. Khan asked about the drainage. Mr. Stilling advised that storm water would
drain into the sewer, then the detention pond, and then back to the storm sewer. The
pond performs as a public storage and drainage system. Com. Khan asked if this
development would have a Homeowners Association. Mr. Christopoulos replied yes.
Com. Khan asked if the new HOA would have any responsibility to maintain the detention
pond. Mr. Christopoulos advised that he has been trying to work the Noah’s Landing
HOA and their attorney to request a direct connection to the detention pond. He never
heard back. They finally received a response that they cannot direct connect to the pond.
Com. Cesario noted that some driveways are smaller than other and asked if the smallest
driveway can fit two cars. Mr. Christopoulos replied yes. Com. Cesario discussed the
interior designs of the units and asked about the proximity to the train station. Mr.
Christopoulos stated that the close proximity to both Stevenson High School and the train
station will make the units desirable. He has been tweaking the proposed development
plan since 2015. They took the suggestions of the PZC and made the best plan possible.
Com. Cesario asked Mr. Stilling if the Fire Department issues have been resolved. Mr.
Stilling responded that there will be no on-street parking but staff is still working to get
some on-street parking. Com. Cesario asked about the right to use the Metra parking lot
for parking. Mr. Stilling advised that Metra has allowed the use of the lot for parking for
Prairie House Tavern and he is confident that the right to use the lot will remain available.
Com. Lesser is pleased how the project has shaped. He believes that the sidewalk needs
to remain. He asked what school districts would be impacted. Mr. Stilling advised the
development would fall within Districts 103 & 125. Title 19 is very accurate with the
calculations. Com. Lesser asked what the number of students projected is. Mr. Stilling
stated he does not have that information but believes it is approximately 1/3 of a student
per unit.
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Com. Moodhe asked about the proposed trees that would be located in the parkway and
what the projected height would be. Mr. Christopoulos advised that they have not
selected the trees yet but will work with the Village to determine which trees species.
Com. Moodhe asked if it is possible to put in hedge-like plantings by the corner for a
buffer. Mr. Stilling stated that staff will leave that up to the Village Engineer. Mr.
Christopoulos added that there will be fence along the property line as well.
Com. Goldspiel stated that a small berm can make a big difference to reduce traffic
noise. Mr. Christopoulos said he will work with the Village Engineer but other
developments do not have berms. He wants to stay consistent with what is in the area.
Mr. Stilling added that the Developer will have to work with the existing grade of the land
and any berm may only be a 1 foot to2 foot high berm. Com. Goldspiel said even a berm
of that height will make a big difference.
Ch. Smith entered the Staff Report as Exhibit 1.
Joan Malina, 2632 Chelsey Street, was present and sworn in. Ms. Malina is on the Board
of the Noah’s Landing Homeowners Association. She was told that the proposed units
would be similar to the Noah’s Landing units but found that they are totally different. The
detention pond overflows and currently cannot handle 53 units, much less an added 12
units. They are having major problems now and asked about how the pond will be
maintained. She is concerned about the values of their properties. The Developer is
trying to stuff 12 units onto the lots. It will be congested. It is hard to get out of Noah’s
Landing now. A school bus cannot make it on Taylor Court, much less a fire truck.
Students have to stand at a dangerous location waiting for the bus. They had put in a No
Parking restriction and there is still not enough room. They have no guest parking. They
spent money to put in a nice fence. They are worried about what will happen to the fence.
They are concerned about the density of the proposed development and safety in the
area. She is a first owner in Noah’s Landing and has seen everything that goes on. They
have not gotten a lot of answers. Also they just contracted to put in a natural barrier
around the detention pond.
Ch. Smith asked Mr. Stilling if both Police and Fire have reviewed the proposed plan. Mr.
Stilling responded yes. Ch. Smith asked if the storm water drainage has been reviewed.
Mr. Stilling stated that staff was aware that the pond was not operating properly. It has
since been corrected by the Noah’s Landing Homeowners Association. The pond was
built with this future development in mind. Ch. Smith asked who is responsible to
maintain the pond. Mr. Stilling stated that Noah’s Landing is responsible. Ms. Malina
stated that they were never made aware from the builder that it was their property so they
never paid the taxes. The taxes were sold. They have since corrected the issue but they
have maintained the pond over the years. She believes that a portion of the maintenance
should be shared with this development. Mr. Stilling encourages the Developer to reach
out to the Noah’s Landing HOA and recommend and encourages both properties to
maintain the pond. Mr. Christopoulos stated that he reached out several times to the
Noah’s Landing HOA.
Mr. Malina, 2632 Chelsey Street, was present and sworn in. He stated that everything
looks good on paper. Townhomes would be okay on this property, but not 12. He sees
what goes on in Noah’s Landing every day. The bus cannot make the turn. It is a small
bus. There is 1 parking space for 30 units. No parking is allowed on the streets. A lot of
students walk along Half Day Road. They cross the street to get to Stevenson and it is
very dangerous. He cannot even see 10 townhome units on this property. The proposed
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units will be higher than theirs. He wants to see the proposed development look nice as
this is an entryway into Buffalo Grove. Cars will probably block the sidewalk if parked in
the driveways. Village plows cannot turn around on the streets either.
Jagadeesh Balaraman, 234 Taylor Court, was present and sworn in. Mr. Balaraman has
a 4 year old daughter and is concerned about the density and the traffic.
Ch. Smith stated that with regards to the density, the Village has worked with the
Developer. There have been three previous workshops held before this public hearing.
Mr. Stilling added that the site has always been contemplated for townhomes. A study
conducted projected this site to be a more dense property given the proximity to the train
station. The Comprehensive Plan calls for a multi-family, dense project.
Mr. Balaraman stated that it is quiet now and he wants it to stay that way.
Ms. Malina asked the Village to consider a U-Turn similar to what is located at Ridge
Road and Half Day Road, which includes a Yield sign. The U-Turn sign was taken away
from Prairie Road and Half Day Road. She asked the Village to consider adding a U-Turn
sign. Mr. Stilling stated that Half Day Road is controlled and maintained by IDOT.
Mr. Steve Yunan, 2645 Chelsey Street, was present and sworn in. He wants to know the
number of students that will be added to the schools. Mr. Stilling stated that no one really
knows the actual number for certain. Communities use a standard to generate a
projection. He believes that it will likely only be a few students. Mr. Yunan stated that lots
of kids come to Districts 103 & 125. Originally they thought they would only have a few,
now they have many students in Noah’s Landing. The ratio is very high. This
development will attract a lot of students. He also does not see a proposed playground
for the development. They have a small playground for Noah’s Landing. He also does not
see a lot of greenspace within the development.
Mr. Milan thought that Noah’s Landing would be comprised of empty nesters but now
there are more children than expected.
Lakshadi Maram, 209 Taylor Court, was present and sworn in. He advised that Noah’s
Landing is very crowded with children. He asked if the Village has asked the schools. Mr.
Stilling stated that the Village is not required to ask with a project of this size. Mr. Maram
discussed the issue with the number of students at the schools currently.
Rahual Patet, 247 Taylor Court, was present and sworn in. Mr. Patet is concerned with
fire safety. He said that the Noah’s Landing might be open to working with the builder. He
asked if the detention pond is sufficient for 1 more or 12 more townhomes.
Resident, was present and sworn in. He is concerned that the proposed development will
attract people with children because of the schools. There are current issues with the
school buses not being able to turn on the street. This project will increase traffic in the
neighborhood. The schools are an incentive to attract children.
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Resident on Taylor Court, was present and sworn in. He stated that he was reading
through the formula to calculate students and found that the formula was developed in
the 1970’s. He asked for the formula to be re-calculated. He asked about Outlots A & B
on the plan. Mr. Stilling stated that Outlots A & B are common areas and will remain as
green space.
Uma Parachuri, 240 Taylor Court, was present and sworn in. He stated that he has two
children and he has to drop his children off at school. The bus picks up at Prairie Road
and Half Day Road. Parents block the street parked waiting to drop off or pick up their
children from the bus. Traffic on Half Day Road gets backed up. He is concerned with
traffic safety.
Jill Olsen, owner of the subject property, was present and sworn in. Mrs. Olsen advised
that her father had declined to join the Noah’s Landing Development when Noah’s
Landing was being built. She asked the audience to consider the positive convergence
that the Village and developer have worked to develop.
Resident on Chelsey Street was present and sworn in. He can see the property being
developed, but not with that many units. It is a higher density. Have some units but not
12. And not 3 stories high.
Com. Khan asked Mr. Stilling about the density at Noah’s Landing. Mr. Stilling is not sure
but Noah’s Landing is zoned R-8, 8 units per acre. The subject development is proposed
to be R-9. Com. Khan stated that the residents of Noah’s Landing almost lost the pond
due to the failure of notification by their developer. He explained the tax sale process.
The pond falls under the HOA and is to be maintained by the HOA. He also explained
what jurisdiction is responsible for Half Day Road and advised the residents to contact
IDOT with regards to signage along that road.
Com. Au asked Mr. Christopoulos if he considered not allowing access to Noah’s
Landing. Mr. Christopoulos stated that IDOT would not allow direct access from Half Day
Road to the proposed development. Com. Au stated that direct access off Half Day Road
would resolve any further traffic issues on Prairie Road. Mr. Christopoulos responded that
both staff and IDOT would not approve direct access.
Com. Cohn discussed that the maintenance of the pond is currently prorated by 53 units.
Mr. Stilling advised that originally staff thought that this project would have to connect
directly to the pond. Once the calculations were done they found that the pond was
appropriately sized. This project will be connecting to the storm sewer on Chelsey Street,
and then to the pond, which then drains back into the storm sewer. The pond will
continue to be maintained by the Noah’s Landing HOA. Com. Cohn stated the added
units would help defray the cost to maintain the pond. But the 12 added units does not
exceed the pond’s operational capacity. Discussion ensued regarding who would pay for
the maintenance.
Com. Cohn discussed the difference in density between the R-8 and R-9 zoning districts.
Victoria, 2647 Chelsey Street, was present and sworn in. She stated that testimony was
given that the prospective buyer would be an empty nester looking to downsize or a
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young couple. More units in Noah’s Landing are rentals. She asked how many of these
units would be rentals. Discussion then ensued regarding restrictions that the HOA can
put in place, including a restriction on the number rentals allowed.
Mr. Roseman, owner of subject property, stated that the bus situation was not created by
them trying to develop this property.
There were no additional questions or comments from the Commissioners. There were
no additional questions or comments from the audience.
Mr. Christopoulos thanked staff and the PZC.
Ch. Smith closed the public hearing at 9:19 PM.
Moved by Com. Weinstein, seconded by Com. Cesario, to recommend approval of a re-
zoning to the R-9 Multiple-Family Dwelling District with a special use for a Residential
Planned Unit Development and approval of a Preliminary Plan with variations to:
·Section 17.28.050 reducing the required perimeter setback as depicted on the
Preliminary Plan;
·Section 17.40.050 decreasing the minimum front, side, corner side and rear yard
setbacks as depicted on the Preliminary Plan;
·Section 17.28.050 to allow for a density of 11.4 units per acre as depicted on the
Preliminary Plan; and
·Section 16.50.070 reducing the minimum right-of-way requirements for a private street.
Subject to the following conditions:
1.The proposed development shall be developed in substantial conformance to the plans
attached as part of the petition.
2.Prior to the issuance of a building permit, covenants and declarations shall be submitted
in a manner acceptable to the Village Attorney.
3.On street parking shall be prohibited in a manner acceptable to the Village. Proper
signage shall be provided by the developer.
4.Consider installing a berm on Outlots A & B.
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5.The Developer will further discussions with the Noah’s Landing Homeowners Association
with regards to shared maintenance of the detention pond.
6.Final Engineering to be reviewed and approved by the Village Engineer.
Com. Lesser asked if Mr. Christopoulos would consider including a prohibition of rentals
in the Declaration of Covenants, Conditions and Restrictions. Mr. Christopoulos stated he
would consider added that.
Com. Cesario stated that the property as it exists does match the surrounding area. This
is the best proposal for this corner. The setbacks are similar to the existing townhomes.
He does not believe that 12 units will make a significant difference. The water will be
better controlled. He believes this fits and is supportive.
RESULT:RECOMMENDATION TO APPROVE [UNANIMOUS]
Next: 3/20/2017 7:30 PM
MOVER:Mitchell Weinstein, Commissioner
SECONDER:Frank Cesario, Commissioner
AYES:Smith, Moodhe, Cesario, Cohn, Goldspiel, Khan, Lesser, Weinstein, Au
Regular Meeting
Other Matters for Discussion
1.Workshop #4- Proposed Residential Development at 16802 W Aptakisic
Road/Link Farm (Trustee Berman) (Staff Contact: Chris Stilling)
Mr. Jim Truesdell, Mr. Jon Isherwood and Randall Wilt, K. Hovnanian Homes,
were present.
Mr. Truesdell explained that the architectural design for this community was re-
worked from the ground up. He reviewed the overall site plan. the Towns, which
are the 3-story products; the Villas, which are the 2-story townhomes; and the
Cottages, which are the single family. They incorporated the Craftsman style into
the architecture, which features front porches, low pitched gable roofs, tapered
columns, partially paneled doors, multi-pane windows and a mix of materials and
features such as single dormers, knees braces and earthy colors. He reviewed
the proposed landscaping.
Mr. Truesdell went on to describe the Towns exterior elevations, interior floor
plans and landscaping. There are 3 color packages available. He then reviewed
the Cottages exterior elevations, interior floor plans and landscaping. The
landscaping will be installed and maintained by the Homeowners Association.
There are about 12 different color packages available for the Cottages. Finally he
reviewed the Villas exterior elevations, interior floor plans and landscaping. All
have first floor masters. There are 3 color packages available.
Mr. Truesdell stated they have worked hard and believes they will create a
unique community.
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Com. Au likes the design and the features incorporated into the plan. She asked
about the decision of using dormers. The surrounding areas do not incorporate
them. Mr. Truesdell stated that they looked at the Craftsman architectural
features. This style goes back a long time. Mr. Wilt explained that there is only
one elevation for the Cape Cod. Com. Au stated that harmony was used between
the units, except the Cape Cod.
Com. Goldspiel agrees that the dormer says Craftsman style. He believes they
did a good job at capturing those features. He asked about the use of color on
the metal roofs. Mr. Wilt explained that the color will depend on the color
package chosen. Com. Goldspiel believes that the color package is too limited.
He would like to see some dark red and dark greens added. He asked about the
architectural roof shingles. They are more modern. Mr. Isherwood explained that
tile roofs are expensive these days.
Com. Cesario stated that the vast majority is very nice. The updated renderings
seem more flattering, there is more depth. However, the 3-story windows seem
messy. Mr. Wilt explained that the windows depend on what room they are
located in, such as a powder room or on a landing. They also had to leave room
if there is a gable. Com. Cesario believes that the 2-story townhomes have the
same issue on the side elevation. He would like to see the windows more
consistent and thinks it will add to the overall look.
Com. Lesser asked about the siding materials being used. Mr. Wilt explained it
would be an engineered flat board siding, similar to cement board. Com. Lesser
asked about the durability. Mr. Wilt did not have the warranty information
available. Mr. Stilling advised that builders have been shifting toward the LP
materials. Com. Lesser added that he was disappointed in the use of vinyl siding.
Mr. Isherwood explained that the exteriors are maintenance free. Vinyl holds up
better than the LP materials. Replacement of the exterior would be a shared cost
with the homeowner. Mr. Stilling asked for KHov to provide samples for him to
share with the PZC. Com. Lesser added that there is not a lot of Craftsman style
in Buffalo Grove. He has concerns with the lack of harmony with the surrounding
subdivisions. Mr. Truesdell replied that there are a lot of different styles in Buffalo
Grove. Bringing another style will add to the property values throughout the
community.
Com. Weinstein asked about how the colors are chosen for the townhomes
buildings. Mr. Isherwood stated that it will be a consistent color package to the
entire building, selected by KHov. Com. Weinstein overall likes the look. He
asked about the stone knee wall.
Mr. Truesdell advised that they will submit a package to the Village for review
and approval. Mr. Stilling believes that the single family homes need more
exterior features. Mr. Isherwood explained how the models are distinctively
different. They have varying square footages. He feels confident that it will be a
very attractive community.
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Com. Moodhe stated that he sees the same house with a different knees brace
feature. Both the 2 & 3 story townhomes he has seen in other communities.
Overall they look like an assisted living facility. He asked KHov to look at the
development at the southeast corner of Port Clinton Road and Route 45. That
development has a great use of stone. These covered entryways are nothing
more than a stoop. They are not a porch. He recommended making the porches
bigger. He would like to see better architecture. He likes the layout but is thinking
about the long term sustainability.
There were no additional questions or comments from the Commissioners.
Approval of Minutes
1.Planning and Zoning Commission - Regular Meeting - Feb 15, 2017 7:30 PM
Moved by Com. Cesario, seconded by Com. Khan, to approve the minutes of the
February 15, 2017 Planning & Zoning Commission regular meeting.
Com. Goldspiel noted correction on Pages 47 & 49.
Approved as corrected.
RESULT:ACCEPTED AS AMENDED [7 TO 0]
MOVER:Frank Cesario, Commissioner
SECONDER:Zill Khan, Commissioner
AYES:Smith, Cesario, Cohn, Goldspiel, Khan, Lesser, Au
ABSTAIN:Adam Moodhe, Mitchell Weinstein
Chairman's Report
None.
Committee and Liaison Reports
None.
Staff Report/Future Agenda Schedule
Mr. Stilling advised that the Special Use for Redline Athletics and the text amendments were by
the Village Board.
The next meeting there will be fence variation and the Hoffmann Annexation public hearings.
Anticipate the Goddard School coming before the PZC on April 5, 2017.
Public Comments and Questions
None.
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Adjournment
The meeting was adjourned at 10:50 PM
Chris Stilling Director of Community Development
APPROVED BY ME THIS 1st DAY OF March , 2017
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