2017-09-06 - Planning and Zoning Commission - Agenda Packet
Meeting of the Village of Buffalo Grove
Planning and Zoning Commission
Regular Meeting
September 6, 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 Variation for a Fence in the Corner Side Yard at 1309 Madison Drive
(Trustee Ottenheimer) (Staff Contact: Brian Sheehan)
2. Consider an Amendment to Ordinance 97-80 for an Existing Cell Tower at 351 Hastings
(Trustee Stein) (Staff Contact: Brian Sheehan)
III. Regular Meeting
A. Other Matters for Discussion
B. Approval of Minutes
1. Planning and Zoning Commission - Regular Meeting - Aug 16, 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 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: 8/31/2017 10:00 AM Page 1
Action Item : Consider a Variation for a Fence in the Corner Side
Yard at 1309 Madison Drive
Recommendation of Action
Staff recommends approval.
The Petitioner, Thomas Chester, is proposing to install a four (4) foot wood picket fence that will extend
beyond the building setback line encroaching into the corner side yard setback along Madison Drive.
Section 15.20.040.B. of the Village Fence Code requires a 30 foot setback for corner lots. Therefore, a
variation is required.
ATTACHMENTS:
Staff Report (DOCX)
Fence Detail (PDF)
Plat of Survey (PDF)
Petitioners Letter (PDF)
Standards (PDF)
Trustee Liaison Staff Contact
Ottenheimer Brian Sheehan, Community Development
Wednesday, September 6,
2017
2.1
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VILLAGE OF BUFFALO GROVE
PLANNING & ZONING COMMISSION
STAFF REPORT
MEETING DATE: September 6, 2017
SUBJECT PROPERTY LOCATION: 1309 Madison Drive
PETITIONER: Thomas Chester
PREPARED BY: Brian Sheehan, Building Commissioner
REQUEST: A variation to install a four (4) foot wood picket fence beyond
the building setback line in the corner side yard along Madison
Drive.
EXSITING LAND USE AND ZONING: The property is improved with a single family home currently
zoned R4.
COMPREHENSIVE PLAN: The approved Village Comprehensive Plan calls for this property
and the immediate neighborhood to be single family detached
PROJECT BACKGROUND
The Petitioner, Thomas Chester, is proposing to install a four (4) foot wood picket fence that will extend
beyond the building setback line encroaching into the corner side yard setback along Madison Drive.
Section 15.20.040.B. of the Village Fence Code requires a 30 foot setback for corner lots. Therefore, a
variation is required.
PLANNING & ZONING ANALYSIS
The petitioner is proposing to install a four
(4) foot wood picket fence that would
extend beyond the building setback line.
The fence would extend approximately 15
feet from the home and into the corner
side yard setback along Madison Drive.
The minimum corner side yard setback in
the R4 zoning district is 30 feet.
The proposed fence would maintain a
setback of seventeen feet (17’) from the
sidewalk.
Currently there is a property in the vicinity
of this property (211 Thompson Blvd.) that
has been granted a variance for a similar
fence encroaching into the corner side
yard.
2.1.a
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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 height and 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 not received any calls or concerns regarding this variance request.
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.
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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1
Julie C Kamka
From:Tj Chester <tjc1999@yahoo.com>
Sent:Wednesday, August 16, 2017 4:30 PM
To:Julie C Kamka
Subject:Re: Additional Information
Julie,
The proposed variation will not alter the essential character of the neighborhood: The selected fence is similar
in style to many neighbors in and around the subdivision. Several neighbors also have fences closer to the
sidewalk than this request.
The fence will be approximately 15 feet from the house and at least 17 feet from the sidewalk.
Thanks!
-Thomas Chester
Sent from Yahoo Mail on Android
On Wed, Aug 16, 2017 at 3:19 PM, Julie C Kamka
<jkamka@vbg.org> wrote:
Mr. Chester,
Also please provide the distance the fence will extend from the house and the distance off the sidewalk. Thank
you.
Julie Kamka
Julie Kamka
Deputy Village Clerk/ICC Certified Permit Technician
Village of Buffalo Grove
847-459-2500
2.1.e
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Updated: 8/31/2017 4:06 PM Page 1
Action Item : Consider an Amendment to Ordinance 97-80 for an
Existing Cell Tower at 351 Hastings
Recommendation of Action
Staff recommends approval
On October 20, 1997, the Village of Buffalo Grove Village Board approved Ordinance 97 -80, which
allowed an existing communications monopole to remain on the property as part of the annexation.
Subsequently, Ordinance 97-80 was amended by Ordinances 2000-54 and 2008-60, which allowed the
co-location of additional antenna's and ground equipment on the monopole and property respectively.
The petitioner, Tony Phillips, SAC Wireless, LLC on behalf of Comcast Cable Communications
Management, LLC is requesting an amendment to allow the installation of an additional antenna and
ground equipment to the existing communications tower located on the subject property. Therefore, an
amendment to the Ordinance is required.
ATTACHMENTS:
Staff Report (DOCX)
Project Plans (PDF)
Aerial (PDF)
Ordinance 97-80 (PDF)
Ordinance 2000-054 (PDF)
Ordinance 2008-060 (PDF)
Trustee Liaison Staff Contact
Stein Brian Sheehan, Community Development
Wednesday, September 6,
2017
2.2
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VILLAGE OF BUFFALO GROVE
PLANNING & ZONING COMMISSION
STAFF REPORT
MEETING DATE: September 6, 2017
SUBJECT PROPERTY LOCATION: 351 Hastings
PETITIONER: Tony Phillips, SAC Wireless, LLC on behalf of Comcast Cable
Communications Management, LLC
PREPARED BY: Brian Sheehan, Building Commissioner
REQUEST: Amendment to Ordinance 97-80 to allow modifications to an
existing communications tower.
EXSITING LAND USE AND ZONING: The property is improved with a single-story building and an
existing communications tower in the “I” - Industrial Zoning
District.
COMPREHENSIVE PLAN: The 2009 Village Comprehensive Plan calls for this property
to be Industrial.
PROJECT BACKGROUND
On October 20, 1997, the Village of Buffalo Grove Village Board approved Ordinance 97-80, which
allowed an existing communications monopole to remain on the property as part of the annexation.
Subsequently, Ordinance 97-80 was amended by Ordinances 2000-54 and 2008-60, which allowed the
co-location of additional antenna’s and ground equipment on the monopole and property respectively.
The petitioner, Tony Phillips, SAC Wireless, LLC on behalf of Comcast Cable Communications
Management, LLC is requesting an amendment to allow the installation of an additional antenna and
ground equipment to the existing communications tower located on the subject property. Therefore, an
amendment to the Ordinance is required.
PLANNING & ZONING ANALYSIS
The following is an analysis of their request:
The existing 148’ high monopole was previously approved by
the Village Board in 1997 as part of an annexation
agreement.
Pursuant to the conditions of Ordinance 97-80, any additional
equipment on the tower requires Village approval.
In 2000 and 2008, the Village approved amendments to the
Ordinance allowing for 2 additional antennas.
The petitioner is proposing a new antenna on the monopole
tower.
The antenna will be smaller than the other antennas as
shown on the attached plans.
There will also be some ancillary ground equipment within
the existing enclosure currently on the site.
2.2.a
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Overall, staff finds that the proposed new antenna is consistent with the existing equipment and
therefore supports the request.
DEPARTMENTAL REVIEWS
Village Department Comments
Engineering The Village Engineer has reviewed the plans and does not have any engineering
concerns with the proposed improvements.
SURROUNDING PROPERTY OWNERS
Pursuant to Village Code, the surrounding property owners within 250’ 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, staff has received 1 inquiry from a tenant within the building seeking information on the public
hearing.
STAFF RECOMMENDATION
Staff recommends approval of an amendment to Ordinance 97-80, as amended by Ordinances 2000-54
and 2008-60 to allow modifications to an existing communications tower and ground equipment at 351
Hastings Drive.
ACTION REQUESTED
The Planning & Zoning Commission (PZC) shall open the public hearing and take public testimony
concerning the special use and accompanying variations. The PZC shall make a recommendation to the
Village Board concerning the request.
2.2.a
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Packet Pg. 31
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Packet Pg. 32
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Packet Pg. 33
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Packet Pg. 34
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Packet Pg. 35
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Packet Pg. 36
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Packet Pg. 37
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Packet Pg. 38
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Packet Pg. 39
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Packet Pg. 40
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Packet Pg. 42
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Packet Pg. 43
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Packet Pg. 44
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Packet Pg. 45
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Packet Pg. 46
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08/16/2017
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, AUGUST 16, 2017
Call to Order
The meeting was called to order at 7:34 PM by Commissioner Eric Smith
Public Hearings/Items For Consideration
1. Proposed Link Crossing Subdivision (Request to Continue to October 4, 2017) (Trustee
Ottenheimer) (Staff Contact: Chris Stilling)
Moved by Com. Cesario, seconded by Com. Khan, to table the public hearing until the
October 4, 2017 Planning and Zoning Commission regular meeting to be held at 7:30 PM
in the Jeffrey S. Braiman Council Chambers.
RESULT: TABLED [UNANIMOUS]
MOVER: Frank Cesario, Commissioner
SECONDER: Zill Khan, Commissioner
AYES: Smith, Moodhe, Cesario, Goldspiel, Khan, Au
ABSENT: Matthew Cohn, Scott Lesser, Mitchell Weinstein
Regular Meeting
Other Matters for Discussion
1. CMAP’s ON TO 2050 Comprehensive Regional Plan Discussion (Trustee Stein)
(Staff Contact: Chris Stilling)
Ms. Woods explained that Chicago Metropolitan Agency for Planning (CMAP) is
the official regional planning organization for the northeastern Illinois counties of
Cook, DuPage, Kane, Kendall, Lake, McHenry, and Will. Along with its partners,
the agency is currently developing a new comprehensive regional plan for the
Chicago metro area called ON TO 2050. An integral aspect of the plan is gaining
perspectives from stakeholders on how the region should look in 2015.
Consequently, CMAP is generating discussions regarding macro trends that will
shape the region’s future.
Jane Grover, CMAP was present. Ms. Grover provided a copy of the previous
GO TO 2040 plan to the Commissioners and provided a present ation. During the
presentation the Commissioners, staff and members of the audience were asked
several survey questions and the results were discussed.
2. Recreational Vehicle (RV) Parking in Residential Districts (Trustee Stein) (Staff
Contact: Chris Stilling)
Mr. Stilling advised that the Village’s Zoning Ordinance provides for regulations
associated with the parking and storage of RVs in residential zoning districts.
Recently, staff has received a few complaints from residents concerned that the
Village’s parking regulations for RVs are too permissive. The residents have
requested that the Village consider amending its Ordinance to provide for greater
restrictions to minimize the visual impact of RVs in a residential district. As a
result, staff is seeking the PZC’s input on possible future amendments to our
regulations.
3.B.1
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The Village’s Zoning Ordinance defines RVs as any vehicle or boat originally
designed or permanently converted and primarily used for living quarters,
recreation, or for human habitation and not used as a commercial vehicle to
include, but not limited to the following: boats and trailers; campers; travel
trailers; truck camper; and mobile home or van.
Section 17.36.030H.2 of the Zoning Ordinance regulates the storage and
placement of RVs in residential zoning districts. To summarize, the Village allows
for the year-round parking and storage of up to 2 RVs on a single-family lot. This
includes the ability to park an RV in the front driveway, side and/or rear yard. The
RV shall not exceed thirty-five feet (35’) in length, ten feet (10’) in height and
eight feet (8’) in width. The Ordinance also prohibits RVs to be used as sleeping
quarters.
From an enforcement perspective, staff has not had many issues with our
regulations. While staff is unaware of the total number of RVs stored in Buffalo
Grove, staff does have some concerns about developing more restrictive
regulations. Specifically, staff is concerned that stricter regulations could create a
financial impact on existing residents who have conformed to our current code.
Ch. Smith asked if staff knew how many RVs may be in the Village. Mr. Stilling
advised that they do not know and most issues are isolated with about three to
four inquiries a year.
Com. Moodhe asked if there has been a dramatic increase in complaints or did
staff just decide to address the issue. Mr. Stilling said staff decided to address
the issue. Com. Moodhe asked if staff was leaning more towards changing the
regulations for things like horse trailers or just campers. Mr. Stilling responded
that the regulations would be for both - trailers and large campers. Mr. Sheehen
added that staff gets calls on all sorts of vehicles, including snowmobiles with
trailers. Staff will have to look at all of them. Com. Moodhe asked ho w the height
is measured. Mr. Sheehan advised that these are measured from the ground up,
including any appurtenances that project up on the top. Mr. Stilling would like to
better define each type and create categories for them.
Com. Au asked about the current regulations.
Ben Ockrim, 811 Edgemere Road, is not against ownership of these types of
vehicles, but believes that they should not impede on the health and safety of the
residents. He has seen vehicles that are longer than 35 feet and higher than 10
feet that extend over the sidewalk when parked in a driveway. He would like to
see the aesthetics addressed as well. He does not understand how it's not okay
to have garbage cans in the front of your house, but it's okay to have a Mack
truck parked there. He is asking for reasonable statutes to be developed.
Com. Cesario believes it is important to not allow these types of vehicles to be
parked indefinitely and recommended parking no more than 10 days at a time
and no more than 30 days total a year. There are choices available to owners
3.B.1
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that would not make it unduly burdensome. Mr. Stilling responded that a
challenge is that there may be residents that have existing vehicles that are
within the current regulations. Staff will need to look to consider them as well and
that is why creating categories may be important. Com. Cesario is more
understanding about these types of vehicles that are not visible from the street.
Com. Au asked about who would police the regulations. Mr. Stilling believes it
could be handled by issuing permits.
Com. Moodhe agrees with Com. Cesario regarding placing time limits. He also
believes that staff needs to look at the overall sizes as well. He is concerned
about the number of residents that may ask for a variance if new regulations are
put into place.
Mr. Stilling asked Mr. Ockrim if the vehicle he is concerned with is parking in the
front yard. Mr. Ockrim stated that it was stored in the side yard but then moved to
the driveway. Mr. Stilling believes that it will be important to discuss categories
and was asked about allowing a "grandfather" clause. He responded there would
not be a "grandfather" clause.
Com. Moodhe asked if permits would be required. Mr. Stilling believes that
permits could be issued for storage of a vehicle.
Com. Goldspiel wants staff to consider the appearance of the vehicle.
Ch. Smith wants to move to more restrictive regulations. The horse trailer next to
him has used the RV law to get away with staying for too many years.
Com. Cesario stated that the point is to get the vehicle to move. Mr. Stilling
advised that any new regulations put into place would most likely allow a timeline
for compliance. He would like to re-address this issue in 30-45 days with a draft
Ordinance for consideration.
Approval of Minutes
1. Planning and Zoning Commission - Regular Meeting - Aug 2, 2017 7:30 PM
Moved by Com. Moodhe, seconded by Com. Cesario, to approve the minutes of
the August 2, 2017 Planning and Zoning Commission regular meeting.
Com. Goldspiel asked about the language on Page 20 of the packet, the
approval of the July 19, 2017 minutes. Mr. Stilling advised that the packets and
the minutes are both done in the same software and it is just a technical issue.
3.B.1
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RESULT: ACCEPTED [5 TO 0]
AYES: Smith, Moodhe, Cesario, Goldspiel, Khan
ABSTAIN: Amy Au
ABSENT: Matthew Cohn, Scott Lesser, Mitchell Weinstein
Chairman's Report
None.
Committee and Liaison Reports
None.
Staff Report/Future Agenda Schedule
Mr. Stilling advised that there are numerous PZC items scheduled for the August 21, 2017 Village
Board agenda.
Mr. Stilling reviewed the items for the upcoming September 6, 2017 PZC meeting and also
recommended, based upon the fact that the September 20, 2017 meeting is the start of Rosh
Hashanah, the meeting be canceled. The PZC concurred.
Public Comments and Questions
Com. Au asked if the Village monitors social media sites. Mr. Stilling responded that the Village
does.
Adjournment
The meeting was adjourned at 9:08 PM
Chris Stilling Director of Community Development
APPROVED BY ME THIS 16th DAY OF August , 2017
3.B.1
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