2017-10-18 - Planning and Zoning Commission - Agenda Packet
Meeting of the Village of Buffalo Grove
Planning and Zoning Commission
Regular Meeting
October 18, 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 Special Use for an Amusement Establishment at 1144 Lake Cook Road
(Trustee Stein) (Staff Contact: Chris Stilling)
2. Consider an Amendment to Ordinance 0-71-33 with Variations and a Plat of Subdivision
for the Plaza Verde West Shopping Center Located at 1315-1515 W Dundee Road
(Trustee Ottenheimer) (Staff Contact: Chris Stilling)
III. Regular Meeting
A. Other Matters for Discussion
B. Approval of Minutes
1. Planning and Zoning Commission - Regular Meeting - Oct 4, 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 D isabilities 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: 10/13/2017 10:16 AM Page 1
Action Item : Consider a Special Use for an Amusement
Establishment at 1144 Lake Cook Road
Recommendation of Action
Staff recommends approval, subject to conditions in the attached staff report.
The Petitioner, Lakenya Reid, owner of the business, is proposing to operate an amusement
establishment, K. Karaoke at 1144 Lake Cook Road within the Chase Plaza Shopping Center. This
vacant space is 1,375 square feet in size and will be used a karaoke venue where individuals or groups
will compete against each other and a prize is awarded to the winning performer/team. Pursuant to the
Zoning Ordinance, amusement establishments are a special use in the B-3 District.
ATTACHMENTS:
Staff Report (DOCX)
Petitioner Information (PDF)
Trustee Liaison Staff Contact
Stein Chris Stilling, Community Development
Wednesday, October 18,
2017
2.1
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VILLAGE OF BUFFALO GROVE
PLANNING & ZONING COMMISSION
STAFF REPORT
MEETING DATE: October 18, 2017
SUBJECT PROPERTY LOCATION: 1144 Lake Cook Road
PETITIONER: Lakenya Reid
PREPARED BY: Christopher Stilling, Director of Community Development
REQUEST: Petition to the Village of Buffalo Grove for a Special Use to
allow an amusement establishment within the B-3 Zoning
District PUD.
EXSITING LAND USE AND ZONING: The property is improved with the existing Chase Plaza
Shopping Center and is currently zoned B-3 Planned Unit
Development (PUD).
COMPREHENSIVE PLAN: The approved Village Comprehensive Plan calls for this
property to be commercial.
PROJECT OVERVIEW
The Petitioner, Lakenya Reid, owner of the business, is proposing to operate an amusement
establishment, K. Karaoke at 1144 Lake Cook Road within the Chase Plaza Shopping Center. This
vacant space is 1,375 square feet in size and will be used a karaoke venue where individuals or
groups will compete against each other and a prize is awarded to the winning performer/team. The
business will host three sessions on Friday and Saturday evenings at 6:30 p.m.-8:00 p.m.; 8:30 p.m.-
10:00 p.m. and 10:30 p.m.-12:00 a.m. Each session will accommodate between 20 and 30 guests at
a time. There will be 3 employees during operating hours. As noted within the petitioner’s letter,
the business will not sell any food or drink. Pursuant to the Zoning Ordinance, amusement
establishments are a special use in the B-3 District.
PLANNING, ZONING, AND ENGINEERING ANALYSIS
Proposed Use
The concept is for the participants to compete against each
other individually, or as a group. Each session lasts 90
minutes and reservations are not required. Hours of
operation will be 6:30 p.m. to 12:00 a.m. on Friday and
Saturday evenings only to start. If business picks up Sundays
may be added. There will be no food or drink sold.
Existing Use and Surrounding Uses
The building and tenant space is located within the Chase
Plaza Shopping Center. This property is zoned B-3 PUD and
2.1.a
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the existing uses are a mixture of retail and service uses. The petitioners requested use is
compatible with the adjacent uses which include a physical therapy office and retail stores. The
proposed use is consistent with the other currently established uses in the B-3 Zoning District.
Parking
Based upon the Village Zoning Ordinance, the parking requirements for an entertainment use group
would be 1 parking space for every 2.5 seats. Based upon the owner’s information that at any one
time there will be a maximum of 33 people occupying the business (30 customers and 3 employees)
the parking requirements for this use would be a total of 14 parking spaces. The Chase Plaza
Shopping Center has 315 parking spaces available in both the front and rear of the shopping center
as shown on the drawing above. The intended hours for this use would be at a time when the other
adjacent uses would have little traffic generated. Consequently, staff feels that parking will not be
problematic.
DEPARTMENTAL REVIEWS
The Police Department reviewed this use and had no specific issues. The facility would be required
to follow Village curfew requirements.
The Building and Zoning Division has reviewed the proposed use and notes that the Illinois State
Plumbing Code will require that the facility add a second washroom. Based upon the facilities
provided, the use would have a maximum occupancy of 50 persons at any one time.
STANDARDS
Pursuant to the Zoning Ordinance, the proposed use does require a Special Use in the Business
District. The petitioner’s responses to the Special Use criteria are listed below (In Bold):
1. The special use will serve the public convenience at the location of the subject property; or
the establishment, maintenance or operation of the special use will not be detrimental to or
endanger the public health, safety, morals, comfort, or general welfare;
The business shall serve the public convenience at the location of the subject property.
The karaoke business is meant to improve morale through teamwork and healthy
competition. Therefore, it will not be detrimental to, or endanger, the public health
safety, morals, comfort or general welfare.
2. The location and size of the special use, the nature and intensity of the operation involved in
or conducted in connection with said special use, the size of the subject property in relation
to such special use, and the location of the site with respect to streets giving access to it shall
be such that it will be in harmony with the appropriate, orderly development of the district in
which it is located;
The business location and size is such that it will not be disruptive in any way to the
current flow of the area. The Karaoke business is a very nimble business in the fact that its
basis is music and music is always changing and growing with society. Therefore the
business will work in harmony with all existing businesses and new businesses.
3. The special use will not be injurious to the use and enjoyment of other property in the
immediate vicinity of the subject property for the purposes already permitted in such zoning
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district, nor substantially diminish and impair other property valuations with the
neighborhood;
The business will not in any way be injurious to any other property in the immediate
vicinity. The business will increase property values by alleviating a long time vacant
location and will bring new life to surrounding businesses by attracting n ew clientele.
4. The nature, location and size of the buildings or structures involved with the establishment
of the special use will not impede, substantially hinder or discourage the development and
use of adjacent land and buildings in accord with the zoning district within which they lie;
The business will not negatively affect any development or use of the adjacent land and
buildings.
5. Adequate utilities, access roads, drainage, and/or other necessary facilities have been or will
be provided;
The karaoke business does not require any additional utilities, other than the utilities that
are currently present and available on the site.
6. Parking areas shall be of adequate size for the particular special use, which areas shall be
properly located and suitably screened from adjoining residential uses, and the entrance and
exit driveways to and from these parking areas shall be designed so as to prevent traffic
hazards, eliminate nuisance and minimize traffic congestion in the public streets.
There will be ample parking available during the peak hours of business. There will also
not be high turnover of customers as the entertainment lasts an hour, which will not
cause constant traffic of customers.
Based upon the foregoing statements, staff finds that the petitioner has met the required standards
for the special use.
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 report, the
Village has received one inquiry from an adjacent business owner inquiring as to what the special
use was. No other inquiries or comments have been received.
STAFF RECOMMENDATION
Staff recommends approval of a Special Use Ordinance, subject to the follow conditions:
1. The facility shall be limited to a maximum occupancy of fifty (50) persons.
2. A second accessible washroom is required for this use. This washroom shall be added prior
to occupancy.
3. The special use as an amusement establishment is granted to Lakenya Reid and said special
use does not run with the land.
2.1.a
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4. The special use granted to Lakenya Reid 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.
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.
2.1.a
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Updated: 10/13/2017 10:27 AM Page 1
Action Item : Consider an Amendment to Ordinance 0-71-33 with
Variations and a Plat of Subdivision for the Plaza Verde West
Shopping Center Located at 1315-1515 W Dundee Road
Recommendation of Action
Staff recommends approval, subject to conditions in the attached staff report.
The Plaza Verde West Shopping Center was approved by the Village in 1971 via Ordinance O-71-33. The
original Ordinance granted the approvals for the entire Plaza Verde Shopping Center (east and west) and
the properties were subsequently sold to separate owners. The petitioner recently acquired the Plaza
Verde West shopping center and is seeking to make enhancements to the landscaping and signage.
Furthermore, the petitioner is looking to resubdivide the lot. Because the original plat of subdivision was
part of the original Ordinance, the amendment is required.
ATTACHMENTS:
Staff Report (DOCX)
Narrative (PDF)
Preliminary Plat (PDF)
Plans (PDF)
Standards (PDF)
O-71-33 (PDF)
Trustee Liaison Staff Contact
Ottenheimer Chris Stilling, Community Development
Wednesday, October 18,
2017
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VILLAGE OF BUFFALO GROVE
PLANNING & ZONING COMMISSION
STAFF REPORT
MEETING DATE: October 18, 2017
SUBJECT PROPERTY LOCATION: 1315-1515 W Dundee Road, Buffalo Grove, IL
PETITIONER: EP SEF III PV, LLC (Elmdale Partners, LLC)
PREPARED BY: Christopher Stilling, Director of Community Development
REQUEST: Petition to the Village of Buffalo Grove for a plat of subdivision
and an amendment to B3 Planned Business Center District
Ordinance 0-71-33 with the following variations:
1. Variation to Section 17.44.040 of the Buffalo Grove Zoning
Ordinance reducing the required rear yard buffer; and
2. Variation to Section 14.16.060 of the Buffalo Grove Sign
Code to allow for the replacement of an existing
freestanding sign.
EXSITING LAND USE AND ZONING: The property is improved with the 56,000 square foot shopping
center with outlots and zoned B3.
COMPREHENSIVE PLAN: The approved Village Comprehensive Plan calls for this property
to be Commercial.
PROJECT BACKGROUND
The Plaza Verde West Shopping Center was
approved by the Village in 1971 via Ordinance O-
71-33. The original Ordinance granted the
approvals for the entire Plaza Verde Shopping
Center (east and west) and the properties were
subsequently sold to separate owners. The
petitioner recently acquired the Plaza Verde
West shopping center and is seeking to make
enhancements to the landscaping and signage.
Furthermore, the petitioner is looking to
resubdivide the lot. Because the original plat of
subdivision was part of the original Ordinance,
the amendment is required.
PLANNING & ZONING ANALYSIS
Existing Property
The existing shopping center includes 4 buildings totaling approximately 56,000 square feet.
2.2.a
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2 of the buildings are standalone users (Bank of America and Astoria Banquets). The other 2
buildings on the west side of the lot contain multiple users including the existing Burger King
restaurant.
While the overall development mostly conforms to the B3 bulk regulations, the existing property
has a 10’ landscaped buffer along the rear property line. B3 regulations require a 12’ buffer. As a
result, the variation is required.
Plat of Subdivision
The petitioner is proposing to resubdivide the existing parcel into 3 lots. The petitioner has
indicated that the purpose of the subdivision is to create outlots for the existing Bank of
America and Burger King.
Lot 1 will include the existing Astoria banquet facility and the 2 existing multi-tenant buildings
on the west side of the lot.
Lot 2 will only include the existing Burger King restaurant and associated parking.
Lot 3 will include the existing Bank of America.
Landscape Improvements
The petitioner is proposing improvements to the existing landscaping.
These improvements include new plantings in the landscape islands and new foundation
plantings around the pedestrian areas of the development.
The petitioner has already resurfaced the existing parking lot and replaced large amounts of
concrete curb and sidewalk.
Parking
The existing shopping center has 246 parking spaces.
Based on the existing uses, a total of 222 parking spaces are required.
The proposed site will include the required covenants and cross parking/access easements to
allow for shared parking.
Signage
As part of the improvements to the center, the petitioner is proposing enhancements to the
existing freestanding sign located between the Burger King parking lot and Bank of America.
The proposed new sign would be 16’ high and 96 square feet in area. While the proposed sign
would meet Village Code as it pertains to size, it would exceed the maximum height by 1’ (15’
high is allowed). Staff would recommend that the proposed sign be reduced in size by 1’ to meet
Village Code.
In terms of location, Village Code requires that the sign be setback 25’ from the front lot line.
The existing sign is setback approximately 20’ from the lot line. Rather than granting the
Variation, staff recommends that the sign be moved back a minimum of 5’ to meet Village Code.
This will also ensure that there will be no line of site issues with the sign and the existing
sidewalk.
The sign code requires that all freestanding signs be separated a minimum of 150’ from existing
freestanding signs on the same side of the street. The existing Burger King sign to the west is
located approximately 60’ away from the freestanding sign. Therefore, a variation is required.
Staff does support this variation.
2.2.a
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Variations
The following is a summary of the requested variations:
Zoning Ordinance
A Variation to Section 17.44.040 of the Buffalo Grove Zoning Ordinance reducing the required rear yard
buffer.
The existing property has a 10’ landscaped buffer along the rear property line. B3 regulations require
a 12’ buffer. As a result, the variation is required. Staff supports the required relief.
Sign Code
Variation to Section 14.16.060 of the Buffalo Grove Sign Code to allow for the replacement of an existing
freestanding sign.
The sign code requires that all freestanding signs be separated a minimum of 150’ from existing
freestanding signs on the same side of the street. The existing Burger King sign to the west is located
approximately 60’ away from the freestanding sign. Therefore, a variation is required. Staff does
support this variation.
DEPARTMENTAL REVIEWS
Village Department Comments
Engineering The Village Engineer has reviewed the proposed plans and has no
specific comments regarding the preliminary plans.
Fire Department The Fire Department has reviewed the proposed plans and does not
have any objections.
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
received several calls from residents inquiring about the notice.
STANDARDS
In order to receive approval for a variation, the petitioner must address the following standards for a
variation:
Zoning Code Variation Standards
1. The property in question cannot yield a reasonable return if permitted to be used only under the
conditions allowed by the regulations of the zoning district in which it is located except in the
case of residential zoning districts;
2. The plight of the owner is due to unique circumstances;
3. The proposed variation will not alter the essential character of the neighborhood.
The petitioner has provided a response to the standards (attached).
2.2.a
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Sign Code Variation Standards
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:
4. The proposed signage is of particularly good design and in particularly good taste; and
5. The entire site has been or will be particularly well landscaped.
The petitioner will respond to the standards at the public hearing.
STAFF RECOMMENDATION
Staff recommends approval of the plat of subdivision and an amendment to B3 Planned Business Center
District Ordinance 0-71-33 with variations subject to the following conditions:
1. The proposed development shall substantially conform to the plans attached as part of this
petition.
2. The final plat of subdivision shall be revised in a manner acceptable to the Village Attorney.
3. The Declaration of Easements, Covenants, Conditions and Restrictions shall be revised in a
manner acceptable to the Village Attorney.
4. Any future redevelopment of lots 1, 2 and 3 shall be subject to the review and approval by the
Village.
5. The proposed freestanding sign shall be revised in a manner acceptable to the Village. The sign
shall be setback a minimum of 25’ from the front lot line and shall not create a line of sign issue.
ACTION REQUESTED
The Planning & Zoning Commission (PZC) shall open the public hearing and take public testimony
concerning the request. The PZC shall make a recommendation to the Village Board.
2.2.a
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10/4/2017
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, OCTOBER 4, 2017
Call to Order
The meeting was called to order at 7:30 PM by Chairman Frank Cesario
Public Hearings/Items For Consideration
1.Proposed Link Crossing Subdivision (Request to Continue to November 15, 2017)
(Trustee Ottenheimer) (Staff Contact: Chris Stilling)
Mr. James Truesdell, K. Hovnanian Homes, was present and provided a status update on
the project. They are moving forward and working to develop and finalize a plan based on
the discussion from the previous meetings. He asked for the public hearing to be
continued until the November 15, 2016 Planning & Zoning Commission regular meeting.
Moved by Com. Weinstein, seconded by Com. Lesser, to table the public hearing until
the November 15, 2017 Planning & Zoning Commission regular meeting to be held at
7:30 PM in the Council Chambers of Village Hall.
RESULT:TABLED [UNANIMOUS]
Next: 11/15/2017 12:00 AM
MOVER:Mitchell Weinstein, Commissioner
SECONDER:Scott Lesser, Commissioner
AYES:Moodhe, Cesario, Khan, Lesser, Weinstein, Au
ABSENT:Matthew Cohn, Stephen Goldspiel
2.Consider a Special Use for a Recreational Facility at 1610 Barclay Blvd (Trustee Stein)
(Staff Contact: Brian Sheehan)
Mr. David Maslen, Chicago School of Golf, 1040 W. Adams Street, Chicago, IL, was
present and sworn in.
Mr. Maslen explained that he is looking to open a small golf instruction facility in the
Rogers Centre for Commerce. Lessons will be by appointment only. He will only have two
(2) staff members; himself and another, for a total of 4 occupants at a time. Hours of
operation are typically 7:00 AM to 5:00 PM on weekends and 11:00 AM to 9:00 PM
during the week. Most students are juniors but they service clients ranging in age from 8
years old to 75 years old. Parents typically drop off their children and return to pick them
up at the end of the lesson.
Com. Moodhe asked about the duration of lessons and if there is a crossover. Mr. Maslen
responded that the lesson times are fairly consistent. Com. Moodhe asked if there is
adequate parking for his needs. Mr. Maslen responded there is adequate parking.
Com. Khan asked about the length of the lessons and the cost. Mr. Maslen advisd that
the lessons can be anywhere from 1/2 an hour to an hour, depending on the client. Prices
for children range from $35.00 to $145.00. Adult lessons are a little more.
3.B.1
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Com. Weinstein confirmed with Mr. Maslen that there will not be any retail sales of any
products at this location. He also advised that Mr. Maslen responded to the criteria which
is included in the packet materials.
Com. Lesser asked what the maximum number of people would be at any given time at
this location. Mr. Maslen advised that 4 persons would be the maximum.
Ch. Cesario 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 7:41 PM.
Moved by Com. Weinstein, seconded by Com. Moodhe, to recommend to the Village
Board to approve the petition for a Special Use, subject to the following conditions:
1.The special use as an amusement establishment is granted to David Maslen and
said special use does not run with the land.
2.The special use granted to David Maslen 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: 10/16/2017 7:30 PM
MOVER:Mitchell Weinstein, Commissioner
SECONDER:Adam Moodhe, Commissioner
AYES:Moodhe, Cesario, Khan, Lesser, Weinstein, Au
ABSENT:Matthew Cohn, Stephen Goldspiel
3.Special Use for a Child Day Care Home at 315 Gardenia Drive (Trustee Ottenheimer)
(Staff Contact: Brian Sheehan)
Mr. Vijay Bhatia, 315 Gardenia Lane, was present and sworn in. His wife Geeta Bhatia, is
the Petitioner and home day care operator.
Mr. Bhatia advised that his wife has been operating the home day care since December
2015. The hours of operation are 8:00 AM to 6:00 PM. Monday through Friday. The
house is located in a residential area so they have a traffic policy in place to reduce
congestion.
3.B.1
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Com. Lesser confirmed with staff that the home day care has been operating since
December 2015. He also asked why the Petitioner, Geeta Bhatia, was not presenting. Mr.
Bhatia advised that his wife has a language barrier. Com. Lesser is concerned about a
language barrier and asked how his wife would communicate with emergency responders
in an emergency situation. Mr. Bhatia explained that his wife previously worked as a
customer service representative at Best Buy. Com. Lesser advised Mr. Bhatia that it
would be appropriate for the Planning & Zoning Commission to hear from the Petitioner.
Mrs. Geeta Bhatia, 315 Gardenia Lane, was present and sworn in. Com. Lesser asked
Mrs. Bhatia how they discovered that they need a Village license to operate the home
day care. Mrs. Bhatia advised that someone from the Village stopped by their house and
told them. Previously she watched her neighbor’s children in 2011. She then took all the
safety courses and applied for the DCFS license. Com. Lesser asked what the maximum
number of children is that she will have at any given time. Mrs. Bhatia responded eight
(8) children maximum. Com. Lesser asked if she has any employees. Mrs. Bhatia stated
that she has one (1) employee.
Com. Khan explained to the Petitioner why it is important for the Petitioner to present to
the Planning & Zoning Commission. Com. Khan asked staff about the other child day
care home on the street and asked if there is a distance requirement between child day
care homes. Mr. Sheehan responded that the other day care home is five (5) houses
away and that there is no distance requirement.
Com. Weinstein asked about the traffic and parking plan. Mr. Bhatia advised that the
traffic and parking plan has been in effect for about a year. Com. Weinstein asked if the
clients comply with the plans. Mr. Bhatia responded the clients do comply. Com.
Weinstein asked staff if the Village received any complaints about parking, traffic or any
other complaints. Mr. Sheehan stated no.
Com. Moodhe asked how many children are being watched currently. Mrs. Bhatia
advised she currently has five (5) children but previously she had seven (7) children.
Com. Moodhe asked staff about the property location and traffic congestion. He also
asked how many children 303 Gardenia Lane can have. Mr. Sheehan is not sure about
the traffic congestion and advised that 303 Gardenia Lane can have up to eight (8)
children at a time.
Com. Au asked staff if DCFS prompts the applicants to apply for a local license. Mr.
Sheehan advised that previously the Village had a better relationship with the local DCFS
representative and would be notified by DCFS. However, over the years staff at DCFS
has changed.
Ch. Cesario entered the Staff Report as Exhibit 1 and the Location Map as Exhibit 2.
Ms. Janice Lampert, 319 Gardenia Lane, was present and sworn in. Ms. Lampert
explained that the house is located on the corner of Gardenia Lane and Vintage Lane.
Vintage Lane leads to the bike path and is a bus stop location. She has seen an increase
of traffic on the street and is concerned that the block is becoming a business district.
3.B.1
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Mr. Bhatia explained that their employee previously parked on Vintage Lane but now
parks in the driveway as required by the Village.
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 7:58 PM.
Moved by Com. Weinstein, seconded by Com. Khan, to recommend to the Village Board
to approve the Petition of a Special Use Ordinance subject to the following conditions:
1.Petitioner shall comply with the standards set forth in Section 17.12.141, Section
17.28.040 and Section 17.28.060 of the Village Zoning Ordinance.
2.The special use shall be in effect for a period of two (2) years from the date of this
Ordinance. The Petitioner is required to apply to the Village for re-authorization of the
special use pursuant to Section 17.28.060.C of the Village Zoning Ordinance.
3.The special use shall be automatically revoked if the Petitioner fails, for any reason, to
have a valid license issued by the Illinois Department of Children and Family Services (IL
DCFS).
4.The Petitioner shall obtain a Village business license prior to operation of the child day
care home.
5.The special use does not authorize any use in violation of any covenants running with the
Property.
6.No person who has been convicted of a felony or misdemeanor involving violence
against a person shall be permitted to reside in the day care home at any time, on a
temporary or permanent basis, or otherwise be allowed to be present in the day care
home at any time when children are present. The petitioner must agree to permit the
Village of Buffalo Grove to conduct, or cause to be conducted, a criminal background
check of every person residing in the day care home.
7.Petitioner shall maintain the Property in full compliance with Village property maintenance
standards at all times, as determined by the Village in its sole discretion.
8.This special use is granted to Geeta Bhatia as an individual. Said special use does not
run with the Property and is not granted to any business entity. Said special use is not
transferable to another person or entity, and may not be used by any other person or
entity.
Com. Weinstein believes that the Petitioner innocently forgot or was unaware to apply for
the Village License. She did go through the process to get licensed by DCFS. He
believes that she has met the criteria to approve the request. However he is a little
concerned about the location.
Com. Au inquired if language could be added to require home day care operators to not
block roadways or pathways.
Com. Lesser would also like to see distance requirements added as well.
3.B.1
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Mr. Stilling advised that he could request a survey through the Northwest Municipal
Conference to see what limitations or restrictions other Municipalities may have.
Ch. Cesario stated that home day cares have a two (2) year renewal process and asked
if there is a process for renewal. Mr. Stilling advised that they must be in compliance with
the conditions. If there are concerns, staff can have the Planning & Zoning Commission
re-evaluate the day care operation.
Com. Moodhe asked if the Village will charge the license fee back to 2015. Mr. Sheehan
responded no.
RESULT:RECOMMENDATION TO APPROVE [UNANIMOUS]
Next: 10/16/2017 7:30 PM
MOVER:Mitchell Weinstein, Commissioner
SECONDER:Zill Khan, Commissioner
AYES:Moodhe, Cesario, Khan, Lesser, Weinstein, Au
ABSENT:Matthew Cohn, Stephen Goldspiel
Regular Meeting
Other Matters for Discussion
1.Workshop- Proposed Townhome Development at 16051 Deerfield Parkway
(Trustee Stein) (Staff Contact: Chris Stilling)
Mr. Stilling advised that the Developer asked to postpone review by the Planning
& Zoning Commission due to access issues that developed.
2.Workshop- Proposed Shell Gas Station at 185 N Milwaukee (Trustee
Ottenheimer) (Staff Contact: Chris Stilling)
Mr. Ryan Howard, True North Energy, LLC, Mr. Mark Lyden, True North Energy,
LLC and Andrew Johnson, Manhard Consulting, were present and sworn in.
Mr. Howard reviewed the background history of True North Energy, LLC.
Mr. Lyden reviewed the site layout and renderings. They are proposing a 3,500
square foot store with six (6) dispensers, which would be twelve (12) pumps.
There will be two (2) entrance accesses; one (1) off Milwaukee Avenue and one
(1) off Riverwalk Drive. The entrance on Milwaukee will be a right in/right out
only. They will use all natural building materials including brick and limestone on
the building. The roof would be asphalt shingles. There would be a small True
North ID sign on the front of the building and two (2) Shell logo signs on the
canopy. The canopy columns would be brick as well as the enclosure at the back
of the building that would screen the trash dumpster and mechanical units.
Mr. Johnson added that the proposed facility will actually decrease the amount of
impervious surface on the property from what exists now. They will be seeking
setback variations. He also reviewed the access points off Milwaukee Avenue
and Riverwalk Drive.
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Com. Moodhe asked Mr. Johnson if the proposed site plan was developed to
specifically align the Riverwalk Drive access point with the Speedway access
point. Mr. Johnson responded yes. Com. Moodhe also asked about the
anticipated revenue to be generated from this facility. Mr. Lyden advised that
they are taking steps to ensure that revenue projections are accurate once
completed. He also explained why they are attracted to this site. There are no
fueling stations south of Lake Cook Road on Milwaukee Avenue. Also, there are
not a lot of premium brand fuels to choose from along the Milwaukee Avenue
corridor. He believes that the facility will capture tax revenue for the Village.
Com. Moodhe asked staff if there are any drainage issues at this site. Mr.
Sheehan advised that there are no drainage issues. Mr. Stilling added that the
site is located above the floodplain.
Com. Moodhe asked about the underground fuel tanks. Mr. Lyden explained that
there will be two (2) double-walled tanks that will hold up to 15,000 gallons each
and will be continuously monitored.
Com. Khan asked about the Milwaukee Avenue access and if it will be a right
in/right out only. Mr. Johnson explained that is the intent. Com. Khan asked if Mr.
Johnson has approached IDOT yet. Mr. Johnson explained that he has but has
not yet heard back from IDOT. Com. Khan understands that the site is 0.9 acres
and asked how the drainage will be addressed. Mr. Johnson explained that they
would be decreasing the impervious coverage area. Com. Khan confirmed with
Mr. Johnson that they would be improving from the existing site conditions.
Com. Khan asked staff who controls the water and sewer for this site. Mr. Stilling
responded both. The Village controls the water and the Village connects to the
County sewer system.
Com. Lesser believes that the site was designed very well and appreciates the
attention to detail. He asked what other fueling locations True North Energy
controls and operates. Mr. Howard explained that they currently operate
locations in Naperville, Downers Grove, Libertyville, West Chicago and Elmhurst.
They have been in this market since 2010. They also have many other dealer
locations throughout the State and country. Com. Lesser asked if True North
Energy, LLC is aware that the new Woodman’s going in at the corner of Deerfield
Parkway and Milwaukee Avenue will have a fueling station as well. Mr. Howard
responded that they are fully aware. Com. Lesser asked about electric vehicles
and if they had given any thought to providing that service. Mr. Howard explained
that they anticipate the retail sales to grow in the future and that they will not be
installing charging stations at this time. Com. Lesser asked if there will be an air
station available. Mr. Howard advised that there will be air available.
Com. Moodhe asked about the ground sign. Mr. Howard explained that the
ground sign is still being designed and should be available by the next meeting.
Com. Moodhe asked Mr. Stilling about the existing cell towers on the site. Mr.
Stilling stated that the towers are currently under leases and explained that they
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would need to remain if the leases have not been renewed since the property
was annexed into the Village. The developer is currently reviewing those leases.
Com. Moodhe asked Mr. Johnson if there are any safety concerns with regards
to the existing towers. Mr. Johnson replied there are no concerns. The existing
security fencing will remain around the towers and equipment. Com. Moodhe
asked about the use of the space once the towers are removed. Mr. Stilling
responded that the leases are valid for about another twenty (20) years.
Ch. Cesario asked about the hours of operation. Mr. Howard advised that the
facility would be open twenty four (24) hours a day. They need those hours in
order to generate the revenue and it is just as safe to stay open twenty four (24)
hours then to be closed. The Speedway across the street is open twenty four
(24) hours as well.
Ch. Cesario confirmed with Mr. Howard that from Lake Cook Road north,
currently there is only one (1) fueling station on the east side of Milwaukee
Avenue until after Aptakisic Road. This would be the second fueling station on
the east side. On the west side, after the Woodman’s fueling station is
completed, there would be three (3).
Ch. Ceasrio confirmed with Mr. Howard that there will be only one (1) ground
sign. Mr. Howard added that there is currently an Off-Premises ground sign
located near the corner for the Riverwalk development and they are working to
integrate that sign into their ground sign.
There were no additional questions or comments from the Commissioners.
Approval of Minutes
1.Planning and Zoning Commission - Regular Meeting - Sep 6, 2017 7:30 PM
Moved by Com. Moodhe, seconded by Com. Khan, to approve the minutes of the
September 6, 2017 Planning & Zoning Commission regular meeting as
submitted.
RESULT:ACCEPTED [5 TO 0]
MOVER:Adam Moodhe, Commissioner
SECONDER:Zill Khan, Commissioner
AYES:Moodhe, Cesario, Khan, Lesser, Weinstein
ABSTAIN:Amy Au
ABSENT:Matthew Cohn, Stephen Goldspiel
Chairman's Report
Ch. Cesario advised that the Village Board had approved the amendment to the Special Use for
351 Hastings Drive.
Committee and Liaison Reports
None
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Staff Report/Future Agenda Schedule
Mr. Stilling advised the next regular meeting will be held on October 18, 2017. There will be two
(2) public hearings; Plaza Verde West, to re-subdivide that center and K.Karaoke, a Special Use
at Chase Plaza.
Mr. Stilling advised that the third public meeting for the Lake Cook Corridor Project will be held on
October 12, 2017 at the Community Arts Center. This will be an open house format.
Public Comments and Questions
None.
Adjournment
The meeting was adjourned at 8:44 PM
Chris Stilling Director of Community Development
APPROVED BY ME THIS 4th DAY OF October , 2017
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