2017-11-15 - Planning and Zoning Commission - Agenda Packet
Meeting of the Village of Buffalo Grove
Planning and Zoning Commission
Regular Meeting
November 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. Proposed Link Crossing Subdivision (Request to Continue to December 6, 2017)
(Trustee Ottenheimer) (Staff Contact: Chris Stilling)
2. Approve an Amendment to Special Use Ordinance 97-4 as Amended by Ordinances
2015-56 and 2016-048 and Preliminary Plan Approval for 1501 Busch Parkway (Trustee
Stein) (Staff Contact: Chris Stilling)
III. Regular Meeting
A. Other Matters for Discussion
1. Recreational Vehicle (RV) Parking in Residential Districts (Workshop) (Trustee
Stein) (Staff Contact: Chris Stilling)
B. Approval of Minutes
1. Planning and Zoning Commission - Regular Meeting - Nov 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 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: 11/10/2017 2:46 PM Page 1
Action Item : Proposed Link Crossing Subdivision (Request to
Continue to December 6, 2017)
Recommendation of Action
The PZC shall reopen the public hearing and continue it to the December 6, 2017 PZC meeting.
KHov has requested to continue the Public Hearing for the Link Crossing Project to the December 6, 2017
Planning and Zoning Commission Meeting at 7:30 pm at Village Hall.
ATTACHMENTS:
Memo (DOCX)
KHov letter (PDF)
Trustee Liaison Staff Contact
Ottenheimer Chris Stilling, Community Development
Wednesday, November 15,
2017
2.1
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Page 1 of 1
VILLAGE OF
BUFFALO GROVE
DATE: November 10, 2017
TO: Planning & Zoning Commission
FROM: Christopher Stilling, Director of Community Development
SUBJECT: Proposed 50 acre Residential Development at 16802 W Aptakisic Road (Link
Farm)
K. Hovnanian Homes has requested to continue the Public Hearing for the Link Crossing Project
to the December 6th Planning and Zoning Commission Meeting at 7:30 pm at Village Hall. In
addition to providing the Village a letter requesting a continuance, KHov has also sent out the
attached letter to adjacent residents as well as other interested parties who have provided them
their contact information.
2.1.a
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Updated: 11/10/2017 3:10 PM Page 1
Action Item : Approve an Amendment to Special Use Ordinance 97-
4 as Amended by Ordinances 2015-56 and 2016-048 and Preliminary
Plan Approval for 1501 Busch Parkway
Recommendation of Action
Staff recommends approval
On October 6, 2015, the Village Board approved Ordinance 2015-56 granting an amendment to the
Special Use Ordinance 97-4 for an expansion of Sky Fitness's facility. In October 2016, the Village Board
approved Ordinance 2016-48 granting a further amendment to the Special Use Ordinance allowing the
petitioner to modify this addition. Sky Fitness ultimately decided not to construct the addition and has
developed a new concept to expand their facility. As a result, another amendment is required.
ATTACHMENTS:
Staff Report (DOCX)
Narrative Sky Fitness (DOCX)
Response to Standards (DOCX)
Site Plan (PDF)
Building Elevations (PDF)
Pre Engineering (PDF)
Preliminary Landscaping (PDF)
Trustee Liaison Staff Contact
Stein Chris Stilling, Community Development
Wednesday, November 15,
2017
2.2
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VILLAGE OF BUFFALO GROVE
PLANNING & ZONING COMMISSION
STAFF REPORT
MEETING DATE: November 15, 2017
SUBJECT PROPERTY LOCATION: 1501 Busch Parkway
PETITIONER: Sky Fitness Corporation/Yan Belfor
PREPARED BY: Nicole Woods, Village Planner
REQUEST: Petition to the Village of Buffalo Grove for an amendment to
Special Use Ordinance 97-4 as amended by Ordinances 2015-56
and 2016-048 and Preliminary Plan Approval.
EXSITING LAND USE AND ZONING: The property is improved with the existing Sky Fitness Center
and is currently zoned Industrial.
COMPREHENSIVE PLAN: The approved Village Comprehensive Plan calls for this property
to be Commercial.
PROJECT OVERVIEW and HISTORY
Sky Fitness (1501 Busch Parkway) is currently operating with a
special use in the Industrial District. Ordinance 97-4, which
was passed in 1997, approved a special use in the industrial
district for the Highland Park Hospital Health and Fitness
Center. In 2012, Highland Park Hospital Health and Fitness and
was sold to 1501 Busch Parkway, LLC for Sky Fitness. The
special use was not restrictive to the developer and
consequently, Sky Fitness has operated the facility under the
same special use.
On October 6, 2015, the Village Board approved Ordinance
2015-56 granting an amendment to the Special Use Ordinance
97-4 for an expansion of Sky Fitness’s facility. In October 2016,
the Village Board approved Ordinance 2016-48 granting a
further amendment to the Special Use Ordinance allowing the petitioner to modify this addition. Sky
Fitness ultimately decided not to construct the addition and has developed a new concept to expand
their facility.
This new proposed concept looks to expand their facility with a one-story addition on the eastern side of
the building and replace part of the eastern parking lot. The addition would include two levels (first
floor and lower level), and cumulatively add between 25,000 -26,000 square feet of usable space to the
facility. As a result of the changes, another amendment is required.
Busch Parkway
2.2.a
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PLANNING, ZONING, AND ENGINEERING ANALYSIS
Proposed Improvements
The first floor addition would be approximately 12,667 square feet and include a common area, locker
room, club area, and a 8,500 square foot outdoor pool and deck area. The lower level addition would be
approximately 13,000 square feet and include additional lockers, spa, lounges, and other exercise
rooms. The height of the addition would be approximately 22 feet tall while the height of the existing
building is 41 feet 9 inches. As this new concept is a significant deviation from the original approved
plans, an amendment to the special use ordinance is required.
The proposed expanded development fulfills the dimensional requirements in the Industrial District and
hence no variation is necessary.
Design
The proposed addition generally continues the architecture and materials of the existing facility.
Specifically, it will feature brick veneer, color and recess design to match the existing building as well as
an EIFS parapet to match the existing building. Staff finds that the addition fits within the design context
of the building and site itself.
Stormwater
To accommodate the addition, the petitioner will be adding approximately 3,500 cubic feet of capacity
to the existing detention pond that is currently on the west side of the site.
Parking
The addition would slightly reduce the number of parking space on the property, however Sky Fitness
has ample parking for its facility. The municipal code requires a recreation building to offer 1.0 off-
street parking spaces per 1,000 square feet of floor area. With the addition, the Sky Fitness facility will
have a total of 90,000 – 100,000 square feet of floor area, thus requiring a minimum parking
requirement of 90-100 spaces. With the proposed addition and modified parking lot, Sky Fitness would
offer approximately 247 stalls.
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 to the preliminary plans.
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 the
Village has not received any inquires.
STANDARDS FOR A SPECIAL USE
In order to receive approval for a Special Use, the petitioner must address the following standards:
2.2.a
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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;
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;
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
district, nor substantially diminish and impair other property valuations with the neighborhood;
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;
5. Adequate utilities, access roads, drainage, and/or other necessary facilities have been or will be
provided;
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.
The petitioner has provided a response to the standards (attached).
STAFF RECOMMENDATION
Staff recommends approval of an amendment to Special Use Ordinance 97-4 as amended by Ordinances
2015-56 and 2016-048 and Preliminary Plan Approval subject to the conformance of the attached plans.
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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Sky Fitness Addition Narative: 11/15/2017
This project is designed to provide additional square footage within a minimal footprint and to
aesthetically coordinate with the existing facility. The additional 12,667 square feet is space planned to
allow Sky Fitness to continue its growth and business plan in developing an upscale fitness facility with
luxurious amenities, bringing differentiating fitness concepts to Buffalo Grove. Most of the neighboring
communities such as Vernon Hills ( LifeTime Fitness), Bannockburn (Midtown Athletic), Arlington Heights
(Midtown Athletic) play host to upscale country club style fitness facilities. These competitors have
hundreds if not thousands of Buffalo Grove residents within their membership populations. We are very
confident that once we can provide similar services we will bring those memberships back to Buffalo
Grove. Those services will include an outdoor swimming pool, outdoor sun deck, a small kitchen to
provide simple and healthy food & beverage concepts, a clubhouse and private lounge area to
accommodate the food and beverage as well as to host events like parties & social gatherings. A similar
understanding has been blended into the proposed lower level. The lower level will have upscale spa
services which will go hand in hand with the business plan and is a natural fit with our overall health &
wellness concepts. All three of the neighboring competitors provide spa services. The other space of the
lower level will continue to differentiate Sky Fitness as a cutting edge all-inclusive fitness club. This will
allow us to re-introduce our spin cycling program. We will bring the addition of the first cross-fit fitness
concept to Buffalo Grove as well as space for youth fitness concepts like martial arts, wrestling and
more. Once this addition is accomplished we strongly believe Sky Fitness will be the destination for
Health & Wellness for both Buffalo Grove and the surrounding communities.
Larry Heller
Executive Director of Sky Fitness
2.2.b
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17.28.040 ‐ Criteria for special use.
A. All special uses shall meet the following criteria:
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;
Reply to 1. The special use will serve the public convenience at this location
and this special use will not be detrimental 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;
Reply to 2. Sky Fitness has respected the size and space of this special use.
We understand the nature and intensity of this operation and will assure with
respect to giving harmonious access and orderly development of the
business district.
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 district, nor substantially diminish and
impair other property valuations with the neighborhood;
Reply 3.This special use will not be injurious to the use and enjoyment of
other property in the immediate vicinity. This special use will coincide with
the special use already permitted in this zoning and will not diminish or
impair other property values.
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;
Reply 4.The nature, location, size of this building structure involved in this
special use will not impede, hinder or discourage the development and use of
adjacent land and buildings in accord with the zoning district. We will not.
5. Adequate utilities, access roads, drainage, and/or other necessary
facilities have been or will be provided;
Reply 5. We will provide adequate utilities access roads, drainage and or any
other necessary facilities.
2.2.c
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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.
Reply 6. We will provide adequate parking and adequate size for particular
special use; these areas will be properly located and suitable for the
business district uses. Entrance and exit driveways to and from these
parking areas shall be designed to prevent traffic hazards and to minimize
traffic congestion to the exit streets.
2.2.c
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North Perspective
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Northeast Perspective
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Updated: 11/10/2017 2:52 PM Page 1
Action Item : Recreational Vehicle (RV) Parking in Residential
Districts (Workshop)
Recommendation of Action
Staff recommends discussion.
Staff has performed further analysis into RV parking regulations and proposes the following revised
definition and general regulations in the attached memo.
ATTACHMENTS:
Staff Memo (DOCX)
Trustee Liaison Staff Contact
Stein Chris Stilling, Community Development
Wednesday, November 15,
2017
3.A.1
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Page 1 of 2
VILLAGE OF
BUFFALO GROVE
MEMORANDUM
DATE: November 10, 2017
TO: Planning & Zoning Commission (PZC)
FROM: Christopher Stilling, Director of Community Development
SUBJECT: Recreational Vehicle (RV) Parking in Residential Districts
Background
At the November 1, 2017 PZC meeting, staff provided the PZC with draft regulations concerning
parking and storage of recreational vehicles (RVs) in residential zoning districts. The PZC provided the
following feedback on the draft language:
1. A few members felt the definition should address commercial/non-commercial trailers.
Furthermore, members suggested that “race cars” be removed.
2. Members agreed that allowing up to 10 days in a calendar year for front yard storage
would be preferred rather than only allowing during a “permitted season”.
3. The PZC suggested that the long-term storage shall meet the required side and rear yard
setbacks of the residential zoning district for which the RV was located. If property
owners were unable to meet this requirement, a variation and public hearing would be
required.
Proposed Regulations
In response to the feedback provided at the November 1st meeting, staff has developed the following
revised regulations:
Definition
Staff has revised the definition below to include non-commercial purposes. As a companion to the
proposed text amendment, staff will also make some minor modifications to the Village’s definition
of commercial vehicle to include the term “trailers”.
Revised Definition:
Recreational vehicles (RVs): Vehicles or trailers for recreational, utilitarian, or non-
commercial 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, all-terrain vehicles (ATV), 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.
3.A.1.a
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Revised General and Locational Regulations
The regulations below have been revised to reflect the PZC comments.
Revised 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 for no more than a
total of 10 days per calendar year 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 and it meets the required side yard setback of the
zoning district. Adequate screening (fencing or landscaping) shall be 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 and it meets the required rear yard setback of the zoning
district. Adequate screening (fencing or landscaping) shall be a minimum of 5 feet in height is
installed and properly maintained.
An RV shall not be located in the corner side yard setback.
Any property no meeting these regulations shall require a variation pursuant to the terms
established in Chapter 17.52 of the Buffalo Grove Zoning Ordinance.
NEXT STEPS
Staff is looking for the PZC to provide final feedback on the revised language. Staff will modify them
and look to ultimately incorporate them into the Village code.
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11/1/2017
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.
3.B.1
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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.
3.B.1
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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
3.B.1
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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
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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,
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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
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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
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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
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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
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