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2017-11-01 - Planning and Zoning Commission - Minutes11/1/2017 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, NOVEMBER 1, 2017 Call to Order The meeting was called to order at 7:30 PM by Commissioner Zill Khan Public Hearings/Items For Consideration 1. Consider a Variation for a Side Yard Setback Reduction for 1118 Alden Lane (Trustee Stein) (Staff Contact: Chris Stilling) Mr. Matthew Levin, 1118 Alden Lane, was present and sworn in. Mr. Stilling explained that the request is to add an attached garage addition with a second story that would encroach into the required side yard setback. The initial Staff Report indicated concerns with the bulk and aesthetics of the proposed second-story and offered options to the Planning & Zoning Commission (PZC). Prior to the meeting, Mr. Levin indicated to staff that he would like to change his proposed plan. Rather than adding the second-story addition to the front of the house, he would like to place the second-story addition at the rear of the home, which would be accessible via the second floor and minimize its visbility from the front of the building. Staff believes that the amended plan is sufficient to address staff’s concerns and advised that the PZC could approve the variation request subject to the appearance and elevations being reviewed and approved by Village staff. Mr. Levin added that he does not have a revised plan prepared because the idea to add the second-story addition at the rear of the house came to him today. He would like to extend the second story at the rear of the home to make the elevations more symmetrical. Mr. Levin amended his Petition per Mr. Stilling’s comments. Com. Lesser does not have an objection conceptually but it would be difficult for him to approve the request without more detailed elevations. Mr. Levin stated that he wanted to be sure that the variation would be approved before having architectural plans drawn up. Com. Lesser understands but would still like to see the proposed elevations before approving a variation. Mr. Levin advised he is planning on getting drawings made. Com. Goldspiel asked if the garage addition would extend further to the rear th an the existing house. Mr. Levin explained that the garage addition would hold two cars tandem. Com. Goldspiel believes that it would hold two short cars. Mr. Levin said his research suggested a total length of thirty-three (33) feet. Com. Goldspiel understands the reason for the request. A second and third car garage addition would be consistent with the neighborhood. He is generally hesitant to modify side yards. This proposal would only reduce the required side yard by approximately one (1) foot. The adj acent house has windows on the side and he would not want the addition to infringe upon the neighbor. He could be supportive if the appearance issue is resolved. Mr. Stilling stated that the Petitioner is looking for confidence that the variation will be granted before spending the money to have plans drawn up. Com. Goldspiel would like to see proposed plans and elevations before making a decision. 11/1/2017 Com. Moodhe is not comfortable with the proposed addition extending four (4) further out at the back then the existing home. He does not see how the proposed addition would fit within the neighborhood. This model was originally designed to allow additions. Based on the layout, it is difficult for him to visualize the entryway to the proposed second story addition without seeing plans. Mr. Levin advised that there is an existing floor plan showing the first and second floors within the packet. The addition would allow him to create a master bedroom suite without having to take down a lot of walls or add a lot of plumbing work. The proposed second story would look identical to the existing roofline on the rear of the home. It would extend over the garage addition. Com. Moodhe advised that he does not necessarily have a problem with the side yard encroachment but he wants to see plans. Mr. Levin asked if Com. Moodhe still has an issue with the four (4) foot extension at the rear. Com. Moodhe stated yes. He is also concerned that the side yard encroachment would be greater at the rear of the home due to the shape of the lot. Mr. Stilling stated that a spot survey would be required to verify the exact location of the foundation to ensure the encroachment does not exceed an approved variation. Mr. Levin advised that he could reduce the width of the proposed garage addition to eleven and a half (11-1/2) feet. He amended his request for the proposed addition dimensions to be thirty three (33) feet long by eleven and a half (11-1/2) feet wide. He will have plans drawn, including elevations and floor plans, and come back before the PZC. Com. Cohn does not have a concern with the side yard and there does not appear to be a neighbor issue. He would also like to see plans. The thirty three (33) foot depth is within Code. He is not prepared to vote today. Com. Au asked if Mr. Levin has spoken with his neighbor. Mr. Levin advised that the neighboring home is a rental. However, he has spoken with the owner. Mr. Stilling suggested continuing the public hearing to the December 6, 2017 regular meeting to allow Mr. Levin time to get the plans drawn. Moved by Com. Cohn, seconded by Com. Moodhe, to continue the public hearing to the December 6, 2017 Planning and Zoning Commission regular meeting to be held at 7:30 PM in the Jeffrey S. Braiman Council Chambers at Village Hall. RESULT: TABLED [UNANIMOUS] Next: 12/6/2017 12:00 AM MOVER: Matthew Cohn, Commissioner SECONDER: Adam Moodhe, Commissioner AYES: Moodhe, Cohn, Goldspiel, Khan, Lesser, Au ABSENT: Frank Cesario, Mitchell Weinstein 2. Consider Preliminary Plan Approval and a Special Use for Meridian School at 2195 Brandywyn Ln (Trustee Ottenheimer) (Staff Contact: Chris Stilling) Ms. Amy Fuller and Mr. Shawn Benson, Wight & Company, 2500 North Frontage Road, Darien, IL 60561, were present and sworn in. Ms. Fuller explained that Meridian Middle School project includes a 13,600 square foot addition to accommodate an early childhood center, which will include six (6) classrooms, a gross motor skills area and offices. There will also be a new sensory garden. 11/1/2017 Mr. Benson reviewed the existing site conditions. The site currently has 87 parking spaces, plus 8 spaces for school buses. He reviewed the existing green space and existing storm water management. He reviewed the existing drop off/pick up operations. These operations will remain mostly unchanged. He reviewed the proposed site plan depicting the addition and the new bus stacking in the west parking lot. With the loss of the bus parking spaces, they proposed to double stack the buses for pick up operations. Traffic control and safety procedures will be monitored by school staff. He reviewed the proposed sensory garden. He reviewed the existing storm water management, which originally was designed to accommodate the addition. Com. Goldspiel is very concerned with the double stacked buses and the safety of the children. He asked if the they could single stack the buses and have the buses wrap around the parking lot. Ms. Stacey Bachar, District 102, was present and sworn in. Ms. Bachar explained that double stacking of buses currently exists at two school buildings. Buses are not double stacked when they drop off students. During pick up operations, there is no other traffic moving through the west parking lot. Staff does not leave until all the students have been loaded onto the buses and buses leave. Com. Goldspiel asked what time the students get out of school. Ms. Bachar advised the students are dismissed at 2:30 PM but the teachers do not leave until 3:00 PM. The early childhood students would not leave until all the buses are gone. Com. Goldspiel is concerned about the visibility at the front of the buses. Ms. Bachar and her staff closely monitor and direct the loading and student depature. Com. Goldspiel would like to see single stacking of the buses around the parking lot. Ms. Bachar answered specific questions regarding pick up procedures. Com. Goldspiel asked about the percentage of students that take the bus. Ms. Bachar stated approximately 70% of students ride the buses. Not a lot of students walk to and from school and they do not let children cross Brandywyn Lane. Com. Goldspiel advised that there were issues in the past with the school located near him. Ms. Bachar advised that there is always a lot of supervision during pick up and drop off operations but they could take a look at single stacking the buses. Com. Au asked how long the other schools have used the double stacking of buses. Ms. Bachar advised that it has been at least eleven (11) years. She has been with the District that long and double stacking was already in use. There is no movement of the buses until every child is accounted for. Com. Au asked if there have been any safety issues in the past with the double stacking. Ms. Bachar replied no and added that the buses are not even started until they are ready to leave. They have a no-idle policy. Com. Moodhe asked if there is a possibility to extend the west parking lot. Mr. Benson advised that it would be very expensive to modify the storm water detention area. With the addition, the storm water detention will be at capacity. Com. Moodhe stated that he has seen the double stacking buses work and believes it is safe. He asked about the loss of parking and activity space for after school activities and events. Ms. Bachar advised that it has not been an issue. For larger events, they utilize Police to help with parking. Com. Moodhe asked about the sensory garden and how big of an expansion that would be over what currently exists. Ms. Fuller stated that the sensory garden is approximately 7,000 square feet. They would be losing about one half of the existing green space. Com. Moodhe asked how far setback the sensory garden would be from the residential neighbors. Ms. Fuller explained the closest residential homes are to the south and the 11/1/2017 proposed addition and garden are in line with the north end of the existing building. The sensory garden would not extend past the south elevation of the existing building. Com. Moodhe is concerned about added noise level for the residential homes. Ms. Bachar advised that the proposed garden is not along the fence line. Com. Lesser asked about the staggered timing between the 4th/5th graders and the early childhood classes. Ms. Bachar advised that the 4th/5th graders start at 8:00 AM, so the buses arrive between 7:45 AM and 7:50 AM. The early childhood students start at 8:45 AM. Com. Lesser asked about the age of the early childhood students. Ms. Bachar advised they are 3 to 5 year olds. Com. Lesser asked if the early childhood is a day care. Ms. Bachar explained that the early childhood classes are educational, like a preschool for children with learning disabilities. Currently the early childhood program is run at Pritchett. Com. Lesser is glad that there is a delay between the 4th/5th grade classes and early childhood. He asked how the addition of the early childhood classes at Meridian will affect overall enrollment based upon future developments. Ms. Bachar stated that these proposed improvements are being made to accommodate future enrollment due to new development. Com. Lesser noted that the parking requirements are completely inadequate for the schools and would encourage the District to expand parking. Ms. Bachar advised that District 102 recently acquired 1351 Abbott Court and they are hoping they can use that property for overflow parking in the future. Acting Ch. Khan asked Ms. Bachar if the District intends to change the name of the school. Ms. Bachar said there are no plans to change the name in the immediate future. Acting Ch. Khan asked if the early childhood program is for childr en just at Meridian School or throughout the District. Ms. Bachar explained that the early childhood students are from throughout District 102. The District is required by law to provide service to students with special needs. There is a paid student component to the program if space is available. Currently there are no paid tuition students. Acting Ch. Khan 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 8:35 PM. Moved by Com. Cohn, seconded by Com. Moodhe, to recommend to the Village Board approval of the special use subject to the following conditions: 1. The proposed development shall substantially conform to the plans attached as part of this petition. 2. Final engineering shall be revised in a manner acceptable to the Village Engineer. Com. Moodhe advised staff that parking is a major issue at very school for special events and asked if staff can try and find a way to expand parking. Mr. Stilling advised that the Village can amend the Zoning Ordinance. However, chances of getting a brand new 11/1/2017 school within Buffalo Grove is very slim. Police have reviewed the proposal and did not have any issues. Com. Goldspiel asked if the proposed plan reduces the number of available parking spaces. Mr. Benson advised that the only reduction of parking spaces relates to the bus parking spaces, not cars. He acknowledged that parking is an ongoing problem that goes back decades. Mr. Stilling advised that schools were not subject to zoning requirements until approximately two (2) years ago. Acting Ch. Khan advised that his experience with schools goes back about thirty (30) years. Parking has always been an issue. It is a universal issue. Personally he has seen a lot of progress and asked staff to continue that progress. There were no additional comments from the Commissioners. RESULT: RECOMMENDATION TO APPROVE [UNANIMOUS] Next: 12/4/2017 7:30 PM MOVER: Matthew Cohn, Commissioner SECONDER: Adam Moodhe, Commissioner AYES: Moodhe, Cohn, Goldspiel, Khan, Lesser, Au ABSENT: Frank Cesario, Mitchell Weinstein Regular Meeting Other Matters for Discussion 1. Recreational Vehicle (RV) Parking in Residential Districts (Trustee Stein) (Staff Contact: Chris Stilling) Mr. Stilling provided a brief review of the recent discussions regarding recreational vehicle regulations. Staff took the previous comments and created the proposed regulations. Ch. Cesario has already provided some feedback that he will explain shortly. Staff has performed further analysis into RV parking regulations and proposes the following preliminary definition and general regulations. Staff is looking for the Planning & Zoning Commission (PZC) to provide feedback on these items and then staff will modify them appropriately, with the assistance from the Village Attorney. The PZC had indicated that the Village is in need of a definition that is all encompassing of the various types of recreational vehicles. More over, the PZC had suggested providing a sample list of the types of RVs to give the reader further guidance. Proposed Definition: Recreational vehicles (RVs): Vehicles or trailers for recreational or utilitarian uses that can be driven, towed, sailed, or hauled. This includes, but is not limited to, those vehicles commonly referred to as RVs, such as motor homes and travel trailers, as well as any snowmobiles, pull campers, 11/1/2017 all-terrain vehicles (ATV), race cars, tent trailers, special purpose trailers, cargo trailers, horse trailers, utility trailers used for hauling, or other similar vehicle; water-oriented vehicles and their trailers including, but not limited to, power boats, cruisers, jet skies, fishing/hunting boats, pontoon boats, personal watercrafts (PWC), as well as, row boats, sail boats, and other non-motorized watercraft. A recreational vehicle(s) such as an ATV, PWC or boat on a trailer shall constitute one recreational vehicle. The PZC has indicated that the current regulations are too permissive and need to be tightened especially in terms of the number of RVs that can be parked on a residential lot, as well as RV parking location, screening, and duration. The regulations below were developed through a comparative analysis with other communities that aim to meet the PZC’s objectives while trying to minimize financial impacts to existing residents. Proposed General Regulations RVs of any size and any number can be parked in a fully enclosed garage unless such parking specifically prohibited elsewhere in the Code. No more than one RV may be parked outside on any residential lot. RVs that are parked outside shall conform to the following regulations: o RVs shall be within size regulations (staff is proposing 30 feet in length, 10 feet in height and 8 feet in width) o RVs shall not have their wheels removed or be affixed to the ground o RVs shall be parked on a hard surface driveway (i.e. asphalt, pavers, or other similar materials resulting in a dust free surface) o RVs shall not encroach into the right-of-way or over the public sidewalk o RVs shall be operable and moved at least once in any calendar year Parked RVs should not be used for living, sleeping or other purposes or as accessory structures. RVs that are being repaired, in an inoperative condition, or not licensed, may be parked outside on a temporary basis (48 hours), otherwise they are to be in an enclosed garage. Location RVs of any size, may be parked in the front yard only on a temporary basis (a total of 72 hours per month) during the permitted season (April 1st to October 31st) for the purpose of loading, unloading, cleaning, and maintenance. RVs shall not encroach into the right-of-way or over the public sidewalk. An RV can be parked in the interior side yard of a residentially zoned lot provided that it is effectively screened from the public view, there is a setback from the side lot line of a minimum of 3 feet and adequate screening (fencing or landscaping) that is a minimum of 5 feet in height is installed and properly maintained. An RV can be parked in the rear yard of a residentially zoned lot provided that it is effectively screened from the public view, there is a setback from the side lot 11/1/2017 line of a minimum of 5 feet and adequate screening (fencing or land scaping) that is a minimum of 5 feet in height is installed and properly maintained. An RV shall not be located in the corner side yard setback. Ch. Cesario has suggested that in lieu of allowing RV’s to be parked in the front yard for a total of 72 hours per month, to allow parking in the front yard, for loading and unloading purposes, for a maximum of ten (10) days per calendar year. He wants to accommodate those residents that store their vehicles off-site. Com. Goldspiel believes that the definition too broad. Horse trailers, cargo trailers, etc are not residential in nature and should not be allowed. Mr. Stilling advised that the Village was involved with a lawsuit whereas the Village lost because the vehicle type was not specifically listed. He has found that most residents have the small, cargo trailers. Com. Goldspiel feels that the types of vehicles should be better defined. He wants to avoid allowing commercial vehicles in residential districts. Mr. Stilling will look at adding language relating to non-commercial purposes. He did caution that the Village will have to be careful with the grey areas. Com. Au asked about the definition of race cars. Mr. Stilling advised of the different types of vehicles that could fall under that term. Com. Au bel ieves that the term “race car” is too broad and should be narrowed down. She asked about the term “permitted season”. Mr. Stilling advised that Ch. Cesario’s suggestion would eliminate the term “permitted season” and replace it with allowing vehicles for ten (10) days per calendar year. Staff wants to avoid requiring permits. Com. Lesser asked about long-term storage and what staff believes would work best. Mr. Stilling believes that allowing RV’s to be parked for a maximum of ten (10) days per calendar year would work best. If RV’s need to be parked more than ten (10) days, they will have to comply with the general and locational requirements. Com. Lesser stated that he has seen long-term storage of RV’s in side yards. They are bypassing the zoning regulations as they are creating a garage-type structure with no walls and no roof that encroaches onto the required side yardCom. Lesser would recommend creating regulations regarding long term storage in a side yard and requiring the owner to come before the PZC for approval. This will give the neighbor the opportunity to have a say. Mr. Stilling asked if Com. Lesser had a certain size in mind that would trigger the PZC review. Com. Lesser responded that it is not what the vehicle is, it is how long it is intended to encroach into the side yard. The neighbors should have a voice. Mr. Stilling will look to incorporate side and rear yard encroachments. Com. Cohn and Com. Goldspiel agree with Com. Lesser. Com. Moodhe understands the reason for the proposed language changes and believes it makes sense. He asked about how some areas, with smaller lot sizes, would be able to comply with these new regulations when they hardly have a side yard and would not be able to get an RV in the backyard. He would also like to see enforcement outcomes. Mr. Stilling advised that violations would be considered zoning and nuisance violations and would be handled by administrative adjudication. Com. Moodhe asked if the height restriction is 11/1/2017 measured from the ground up. Mr. Sheehan resp onded the vehicles are measured from the ground up, with the exception of sail boats where the mast is excluded. Com. Moodhe asked if the hard surface requirement would pertain to long term storage in the rear or side yard. Mr. Stilling responded yes. Gravel aggregate would not be allowed. Handouts would be created to assist residents with the requirements. Com. Moodhe is in favor of the ten (10) days per calendar year limitation and asked if the language about “permitted season” would remain. Mr. Stilling responded that “permitted season” would be eliminated and language would be kept at ten (10) days per calendar year. Acting Ch. Khan advised that he has a neighbor that had a Penske Truck with the letters removed. Upon review by Village Staff it was determined to be a commercial vehicle. The neighbor would move the truck off-site when the Village was open and park it back in the driveway when the Village was closed. Mr. Sheehan stated that there are allowances for commercial vehicles. However, this truck was over ten (10) feet high. Mr. Stilling added that a Village inspector does work every other Saturday. Pictures can be taken and affidavits submitted to enforce the Code. There were no additional questions or comments from the Commissioners. Mr. Stilling will revise the proposed regulations and present them at the November 15, 2017 PZC meeting before moving to a public hearing. Approval of Minutes 1. Planning and Zoning Commission - Regular Meeting - Oct 18, 2017 7:30 PM Moved by Com. Lesser, seconded by Com. Moodhe, to approve the minutes of the October 18, 2017 Planning & Zoning Commission regulation meeting. Com. Goldspiel asked for clarification of paragraph 4 on Page 1 of the draft minutes. RESULT: ACCEPTED [5 TO 0] MOVER: Scott Lesser, Commissioner SECONDER: Adam Moodhe, Commissioner AYES: Moodhe, Goldspiel, Khan, Lesser, Au ABSTAIN: Matthew Cohn ABSENT: Frank Cesario, Mitchell Weinstein Chairman's Report None Committee and Liaison Reports None Staff Report/Future Agenda Schedule 11/1/2017 Ms. Woods advised that the next Lake Cook Corridor meeting will be held on November 16, 2017 from 6:00 PM to 8:00 PM at Village Hall. She provided a status update of the project. Mr. Stilling advised that Link Crossing will most likely not be ready for the November 15, 20 17 regular meeting. Sky Fitness is coming back before the PZC on November 15, 2017. Work has not yet commenced. Public Comments and Questions None Adjournment The meeting was adjourned at 9:24 PM Chris Stilling Director of Community Development APPROVED BY ME THIS 1st DAY OF November , 2017