2018-05-02 - Planning and Zoning Commission - Agenda Packet
Meeting of the Village of Buffalo Grove
Planning and Zoning Commission
Regular Meeting
May 2, 2018 at 7:30 PM
Fifty Raupp Blvd
Buffalo Grove, IL 60089-2100
Phone: 847-459-2500
I. Call to Order
II. Public Hearings/Items For Consideration
1. Consider a Variation for a Fence in the Corner Side Yard for 1295 Euclid Court (Trustee
Stein) (Staff Contact: Chris Stilling)
2. Consider a Special Use for a Dance School at 1388 Barclay Blvd (Trustee Ottenheimer)
(Staff Contact: Chris Stilling)
III. Regular Meeting
A. Other Matters for Discussion
1. Discussion Regarding Village Polices and Procedures (Trustee Stein) (Staff
Contact: Chris Stilling)
B. Approval of Minutes
1. Planning and Zoning Commission - Regular Meeting - Mar 21, 2018 7:30 PM
2. Planning and Zoning Commission - Regular Meeting - Apr 4, 2018 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: 4/27/2018 3:03 PM Page 1
Action Item : Consider a Variation for a Fence in the Corner Side
Yard for 1295 Euclid Court
Recommendation of Action
Staff recommends approval
The petitioner is seeking approving to construct a new 5' high shadow box style fence that would be
setback 5' from the corner side yard lot line. As a result of the request, a variation is required. Additional
information can be found in the attached staff report.
ATTACHMENTS:
Staff Report (DOCX)
Petitioner's Information (PDF)
Trustee Liaison Staff Contact
Stein Chris Stilling, Community Development
Wednesday, May 2, 2018
2.1
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VILLAGE OF BUFFALO GROVE
PLANNING & ZONING COMMISSION
STAFF REPORT
MEETING DATE: May 2, 2018
SUBJECT PROPERTY LOCATION: 1295 Euclid Ct
PETITIONER: Alexandra Krive and Roman Krive
PREPARED BY: Rati Akash, Planner
REQUEST: A variation to install a fence that would be located within the
corner side yard setback area.
EXSITING LAND USE AND ZONING: The property is improved with a single-family home currently
zoned R4.
COMPREHENSIVE PLAN: The approved Village Comprehensive Plan calls for this property
and the immediate neighborhood to be single family detached.
PROJECT BACKGROUND
The Petitioner is proposing to install a five (5) foot high shadowbox fence that encroaches into the thirty
(30) foot required corner side yard setback. This fence is proposed to be installed five (5) feet from the
property line along Thompson Blvd and six (6) feet from the sidewalk. The petitioner has an existing
fence that currently meets code.
PLANNING & ZONING ANALYSIS
The Petitioner is proposing a five (5) foot high shadowbox fence which would extend into the corner
side yard setback.
The fence would run along the property line
parallel to the sidewalk maintaining a six (6)
foot separation from the sidewalk and five
(5) foot setback from the property line. The
second segment would extend up to the
building edge parallel to Euclid Street.
The existing three (3) foot high fence on the
neighboring property on 65 Thompson Blvd
was installed prior to the Fence Code being
amended.
The proposed five (5) foot high shadowbox
fence is considered open and is consistent
with the appearance as outlined in Village
Code. Other than its encroachment into the corner yard setback, the proposed fence would meet all
other code requirements.
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The following is a list of recently approved setback variations for fences:
Address Fence Height/Type Setback from sidewalk
1271 Radcliffe 4’ high chain-link (open) 2.5’ from the sidewalk
2123 Sheridan 5’ high wrought-iron (open) 3’ from the sidewalk
1309 Madison 4’ high open picket fence 17’ from the sidewalk
1239 Devonshire 5’ high shadow box 5’ from the sidewalk
2299 Avalon Dr 4’ high solid scalloped fence 2’ from the sidewalk
DEPARTMENTAL REVIEWS
Village Department Comments
Engineering The Village Engineer has reviewed the proposed fence location and
does not have any engineering or line of sight concerns or objections
with the proposed location of this fence.
SURROUNDING PROPERTY OWNERS
Pursuant to Village Code, the contiguous property owners were notified and a public hearing sign was
posted on the subject property. The posting of the public hearing sign and the mailed notifications were
completed within the prescribed timeframe as required. As of the date of this Staff Report, the Village
has received several calls inquiring about the proposed fence, however no objections were expressed.
STANDARDS
The Planning & Zoning Commission is authorized to grant variations of the Fence Code based on the
following criteria:
1. The plight of the owner is due to unique circumstances;
2. The proposed variation will not alter the essential character of the neighborhood;
3. There are practical difficulties or particular hardships in carrying out the strict letter of this
Chapter which difficulties or hardships have not been created by the person presently having an
interest in the property; and,
4. The proposed variation will not be detrimental to the public health safety and welfare.
Petitioners Response to the Variation Standards:
The petitioner has provided a written response to the standards for a variation which are included in this
packet.
STAFF RECOMMENDATION
Village staff recommends approval for this variation subject to the following conditions:
1) The fence shall be of a shadowbox design and five (5) feet tall and setback a distance of five (5)
feet from the property line in accordance with the plans submitted as part of this petition.
ACTION REQUESTED
The Planning & Zoning Commission (PZC) shall open the public hearing and take public testimony
concerning the variation. The PZC shall make a final decision on whether or not to approve the variation.
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N PLAT OF SURVEY
DESCRIBED AS
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LOT 48 IN BLOCK 2 IN OLD FARM VILL AGE UNIT 3, BEING A SUBDIVISION OF PART OF THE"
SOUTWEST QUARTER -OF SECTION 28, TOWNSHIP 43 NORTH, RANGE 11 EAST OF THE THIRD
PRINCIPAL MERIDIAN, RECORDED AS DOCUMENT 2392342 AND CERTIFICATES OF
CORRECTION RE CORDED AS DOCUMENTS 2493308, 2415234 AND 2416104, IN LAKE COUNTY, ILLINOIS.
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I, ROBERT G. WICKMAN. AN ILLINOlS REGISTERED LAND SURVEYOR. ROBERT G. WICKMAN
DO HEREBY CERTIFY THAT 1 HAVE SURVEYED THE ABOVE DESCRIBED :\,,,,u1u11u11,,,,. · ·
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Updated: 4/27/2018 2:57 PM Page 1
Action Item : Consider a Special Use for a Dance School at 1388
Barclay Blvd
Recommendation of Action
Staff recommends approval, subject to the conditions in the attached staff report.
Movement and Sound Dance is proposing to move their dance school to 1388 Barclay Boulevard, in the
Corporate Grove development. They are currently subletting space from Buffalo Grove Gymnastics
Center at 1362 Barclay Boulevard in Buffalo Grove. As they have outgrown their space, they are looking
to occupy the vacant space at 1388 Barclay which is approximately 4,300 square feet. Pursuant to the
Zoning Ordinance, dance schools are considered to be a special use in the Industrial District. Additional
information can be found in the attached staff report.
ATTACHMENTS:
Staff Report (DOCX)
Project Narrative (PDF)
Site Plan (PDF)
Floor Plan (JPG)
Reponse to Standards (PDF)
Trustee Liaison Staff Contact
Ottenheimer Chris Stilling, Community Development
Wednesday, May 2, 2018
2.2
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VILLAGE OF BUFFALO GROVE
PLANNING & ZONING COMMISSION
STAFF REPORT
MEETING DATE: May 2, 2018
SUBJECT PROPERTY LOCATION: 1388 Barclay Boulevard
PETITIONER: Movement and Sound Dance, LLC
Corey Lozier and Allie Buchweitz
PREPARED BY: Nicole Woods, Principal Planner
REQUEST: Petition to the Village of Buffalo Grove for approval of a special
use for a dance school in the Industrial District.
EXSITING LAND USE AND ZONING: The property is improved with the existing Corporate Grove–
and is currently zoned Industrial (I).
COMPREHENSIVE PLAN: The approved Village Comprehensive Plan calls for this
property to be Industrial.
PROJECT OVERVIEW
The Petitioner, Movement and Sound Dance, LLC (Corey Lozier and Allie Buchweitz) is proposing to
move their dance school to 1388 Barclay Boulevard, in the Corporate Grove development. They are
currently subletting space from Buffalo Grove
Gymnastics Center at 1362 Barclay Boulevard in
Buffalo Grove. As they have outgrown their
space, they are looking to occupy the vacant
space at 1388 Barclay which is approximately
4,300 square feet. Pursuant to the Zoning
Ordinance, dance schools are considered to be
a special use in the Industrial District.
PLANNING, ZONING, AND ENGINEERING
ANALYSIS
Proposed Use
Movement and Sound Dance, LLC has been in
operation since 2015 at its current location, 1362 Barclay Boulevard. The proposed location would have
a lobby area, two dance rooms, offices space, and storage as well as a flex room that could be used for
birthday parties or as a student lounge. The petitioner maintains that the primary use of the space will
be a dance studio however ancillary uses might include birthday parties and/or fitness classes such as
yoga.
Currently, Movement and Sound dance has over 200 students. They offer classes for dancers that range
from 18 months old (attended with a parent) to 18 years old. In addition, they offer adult dance fitness
classes. Hours of operation Monday through Friday are from 10 am to 9 pm and include three general
Busch Parkway
1388 Barclay
Blvd
2.2.a
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time periods where dance classes can be offered. These time periods include morning (10—11:30 am),
afternoon (1:30-3:00) and evening (4:30-9pm). On Saturdays classes are offered between 9 am and 1
pm.
The petitioner maintains that the maximum amount of staff present at the studio will be two teachers
and one front desk staff person. Classes are limited to 12-14 dances.
Existing Use and Surrounding Uses
The building and tenant space is located within the Corporate Grove development. This property is
zoned Industrial and the petitioners requested use is compatible with the adjacent surrounding uses,
which includes office, warehouse, education, light manufacturing and retail.
The site does contain two loading docks and two ramps each of which is located on either end of the
site. The docks and ramps lead to an alley that runs east to west through the interior of the
development. Other tenants in the development moderately use the existing docks for truck delivery.
Given the site’s general configuration, and truck/freight circulation, truck traffic does not appear to
present a major safety concern. Staff has discussed with the petitioner the creation of a formal drop-
off/pick-up policy to further enhance safety.
Capacity and Parking
The municipal code requires a dance school offer one space per employee and one space per every
three students based on rated design capacity. To proxy for capacity in this space, which was intended
for light office/light industrial uses in a multi-tenant building, the office space parking ratio was utilized.
The code requires one parking space for every 300 feet of office space, which when applied to this space
results in approximately 14 spaces.
If 14 spaces are considered allocated for this particular space, three spaces of those spaces would be for
dance studio employees and approximately 11 spaces would be for students (per the dance school
parking requirements). As the ratio is one space per every three students, the maximum capacity for this
space would be 33 students and three employees. The petitioner is aware and agrees with these
capacity and parking allotments.
STANDARDS
Pursuant to the Zoning Ordinance, the proposed use does require a Special Use in the “I” Industrial
District. The following criteria shall be met:
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;
2.2.a
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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’s detailed response to the standards are included with the packet. 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 no inquiries/comments from the public or adjacent property owners.
STAFF RECOMMENDATION
Based upon the foregoing, staff recommends approval of a Special Use Ordinance, subject to the
following conditions:
1. The project shall conform to the plans attached as part of the petition.
2. The petitioner shall have a maximum of 33 students/guests and 3 employees for a total of 36
people in their facility at any one time.
3. Prior to the issuance of a certificate of occupancy, the petitioner shall provide a drop-off/pick-up
plan in a manner acceptable to the Village.
4. The special use is granted to Movement and Sound Dance, LLC d/b/a/ Movement and Sound
Dance and said special use does not run with the land.
5. The special use granted to Movement and Sound Dance, LLC d/b/a/ Movement and Sound
Dance may be assignable to subsequent petitioners seeking assignment of this special use as
follows:
i. Upon application of a petition seeking assignment of this special use, the Village of
Buffalo Grove, in their sole discretion, may approve the assignment
administratively, or may refer it to the Planning & Zoning Commission and/or the
Village Board for a public hearing.
ii. Such assignment shall be valid only upon the written approval of the Village of
Buffalo Grove 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.
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Brief Narrative of Project – Movement & Sound Dance LLC
Site Address: 1388 Busch Parkway, Buffalo Grove, IL 60089
Purpose of Application: to obtain a special use permit for the use of the space
Movement & Sound Dance LLC is a dance studio that was established in June of 2015, meeting the
needs of dance students (children and adults) in Buffalo Grove, and other surrounding cities, such as
Arlington Heights, Lincolnshire, Deerfield, Vernon Hills and more. Movement & Sound Dance LLC
currently sublets space from Buffalo Grove Gymnastics Center, at 1362 Barclay Blvd in Buffalo Grove.
Our current location is less than one minute away from the new site address, at 1388 Busch Parkway.
Movement & Sound Dance LLC needs to expand to a larger space in order to be able grow its clientele
and to flourish as a business, as well as help its dancers to continue to excel in their training. With the
new location, Movement & Sound Dance LLC would have its own lobby area, two larger dance room
spaces, as well as office space and storage. Their current location has a shared lobby and bathrooms
with the gymnastics facility and only one medium-sized dance room space, with no storage space.
Movement & Sound Dance began in 2015 with approximately 80 students, and has now grown to 200+
students, with hopes to grow more each year. We offer classes for dancers ages 18 months old (with a
parent) through 18 years old. We also currently offer a small number of adult dance fitness classes. Our
hours of operation vary each day but are generally as follows: morning classes from 10-11:30am;
afternoon classes from 1:30-3pm; after school classes from 4:30-9pm. Monday through Friday, we
always have classes during the after school and evening hours; our morning and afternoon classes are
about three to four times a week. We have classes on Saturdays from 9-1pm.
Our classes are limited to 12-14 dancers per class. Our daytime classes are often 8 students or less. For
our preschool age classes (30-60 minutes), which are usually in the mornings and early afternoons, the
parents stay in the lobby while their child is in class. For our after-school classes, many families carpool
or drop off their dancers. For our evening classes, our older elementary through high school students
are either dropped off or are able to drive themselves and carpool with friends. Only about 10 parking
spots at a time would be needed, as far as we can estimate.
The employees are currently my business partner and myself (Corey Lozier and Allie Buchweitz). When
we expand, we will take on an additional teacher as well as an administrative employee. Only two
teachers and one front desk staff person would be at the studio at the same time.
The project at 1388 Busch Parkway will improve and change the space by creating a more open floor
plan, combining 3 offices into one larger dance room space. The project will also include updating the
floors, painting the walls, etc.
The business park that includes 1388 Busch Parkway is the site for many child-friendly businesses, just as
Movement & Sound Dance LLC is a child-friendly and child-oriented business. Rockin’ Jump, Jump Zone,
My Gym, Buffalo Grove Gymnastics Center, and Stella Tutoring are all businesses within minutes of 1388
Busch Parkway. You can find more information about Movement & Sound Dance LLC at
www.movementandsounddance.com.
2.2.b
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Corporate real estate since 1879.
One Overlook Point
Lincolnshire Corporate Center Lincolnshire, Illinois 60069
Address Correction Requested
BUSCH PARKWAY
1300-1398 Busch Parkway Buffalo Grove, Illinois
BULK RATE
U.S. POST AGE
PAID
Lir:colnshire. IL 60069 Permit No. 37
UNIT SIZE 1300 7,958 1310 3,338 1318 2,660 1320 2,668 1330 3,639 1340 3,181 1348 2,239 1350 2,830 1358 2,566 1360 1,946 1368 2,937 1370 3,408 1380 3,337 1388 4,292 1390 2,556 1398 2,937
Medical Assoc. of the North Shore
Prairie Kraft Brewing Co.SST Form
Vet. Real Estate Group, LLC
Crown Trophy
MIR Tactical
Stella Academy
Suhner Mfg. Inc.
Diplomat Specialty Pharm.
Sanco
Vacant
Geocomp Corp.
Heritage Products
#Proposed Space#
2.2.c
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Yes, we agree to criteria 1.
We agree with Criteria 2.
That is correct, our special use will not be injurious to the use or enjoyment of the property
to anyone in the vicinity.
That is correct, our special use will not impede on any other properties.
Correct.
This is true, and we will institute a policy that all students need to be handheld and walked in
to the studio from the parking lot.
Correct.
2.2.e
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Updated: 4/27/2018 8:46 AM Page 1
Information Item : Discussion Regarding Village Polices and
Procedures
Recommendation of Action
Staff recommends discussion.
The Village's Human Resources and Purchasing Staff is in the process of meeting with each committee
and commission for the purpose of reviewing several existing Village polices and procedures. On May
3rd, Human Resources and Purchasing Staff will present to the Planning and Zoning Commission on
topics including: Open Meetings Acts, Freedom of Information Act, ethics, code of conduct, roles and
responsibilities, procurement policy, budgeting, communications policy, and anti-
harassment/discrimination. The presentation will include an overview of such policies and then allot time
for questions and answers.
Trustee Liaison Staff Contact
Stein Chris Stilling, Community Development
Wednesday, May 2, 2018
3.A.1
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03/21/2018
MINUTES OF THE REGULAR MEETING OF THE PLANNING AND ZONING COMMISSION OF THE
VILLAGE OF BUFFALO GROVE HELD IN THE COUNCIL CHAMBERS, 50 RAUPP BOULEVARD,
BUFFALO GROVE, ILLINOIS ON WEDNESDAY, MARCH 21, 2018
Call to Order
The meeting was called to order at 7:32 PM by Chairman Frank Cesario
Public Hearings/Items For Consideration
1. Consider a Rear Yard Setback Reduction for the Property at 2324 Acorn Place (Trustee
Stein) (Staff Contact: Chris Stilling)
Mr. David Berryhill, President, Archadeck, 395 W. Northwest Highway, Palatine, IL
60067, was present and sworn in.
Mr. Berryhill explained that the homeowners are requesting a variation to the rear yard
setback to construct a screened porch addition that woul d be located twenty-eight (28)
feet from the rear property line. The proposed addition will not impact the neighbors. The
property backs up to the golf course. The lot is an odd-shaped lot and the homeowners
are concerned about protection from mosquitos and the sun.
Ch. Cesario asked if staff has received any comments from the public. Mr. Sheehan
advised that one (1) call was received and they had no comments. Ch. Cesario asked Mr.
Barryhill about the materials to be used. Mr. Berryhill explained that the screened room
would be constructed with cedar and pine and would have regular screening.
Com. Lesser asked about the roof of the addition and if the homeowner would be
replacing the entire roof. Mr. Berryhill responded that only the addition would have new
roofing to match the remainder of the house. Com. Lesser asked how old the existing
roof is. Mr. Berryhill believes the existing roof is about five (5) years old.
Com. Goldspiel asked if the room would have the screening year round. Mr. Berryhill
responded yes.
Com. Moodhe asked about accessing the screened room from inside the house. Mr. Day,
2324 Acorn Place, advised that there will be access to the room from the inside of the
house.
There were no additional questions or comments from the Commissioners. There were
no questions or comments from the audience.
Ch. Cesario entered the Staff Report dated March 21, 2018 as Exhibit 1.
The public hearing was closed at 7:41 PM.
3.B.1
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Moved by Com. Weinstein, seconded by Com. Moodhe, to grant approval of the variation
request subject to the following condition:
1. The proposed addition shall substantially conform to the plans attached hereto as part of
this petition.
Com. Goldspiel supports the request since the property abuts a golf course and the side
yard is extra wide.
RESULT: APPROVED [UNANIMOUS]
MOVER: Mitchell Weinstein, Commissioner
SECONDER: Adam Moodhe, Commissioner
AYES: Moodhe, Cesario, Cohn, Goldspiel, Lesser, Weinstein, Au
ABSENT: Zill Khan
2. Consider Approval of a Special Use for a Personal Wireless Communication Facility
(Small Cell Antenna) (Trustee Ottenheimer) (Staff Contact: Chris Stilling)
Ms. Carrie Lindenberg, Mobilitie, LLC, 120 S. Riverside Plaza, Suite 1800, Chicago, IL
60606, was present and sworn in.
Ms. Lindenberg reviewed the request to install a small cell antenna on an existing ComEd
utility pole located in the Dundee Road right-of-way in the R-1 District.
Com. Moodhe asked if the antenna will be omni-directional. Ms. Lindenberg responded
yes. Com. Moodhe asked who the provider is. Ms. Lindenberg advised that the provider
will be Sprint. Com. Moodhe asked staff is there could be other providers requesting
small cell antennas to be located in the same general area. Mr. Stilling advised that it is
very likely. ComEd already utilized similar equipment for their Smart Meter program.
Com. Moodhe asked if there are distance requirements between antennas. Mr. Stilling
advised no, not at this time. The State is still finalizing their regulations pertaining to small
cell antennas.
Com. Goldspiel asked if the existing antenna located across Dundee Road would
interfere with this small cell antenna. Ms. Lindenberg responded no.
Ch. Cesario asked how many antennas would be installed. Ms. Lindenberg advised only
one (1) antenna would be installed.
Ch. Cesario asked if staff has receiving any feedback from the public. Mr. Stilling has not
received any objections.
There were no additional questions or comments from the Commissioners. There were
no questions or comments from the audience.
Ch. Cesario entered the Staff Report dated March 21, 2018 as Exhibit 1.
3.B.1
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The public hearing was closed at 7:48 PM.
Moved by Com. Weinstein, seconded by Com. Lesser, to make a positive
recommendation to the Village Board to approve the special use, subject to the following
conditions:
1. The proposed antenna shall substantially conform to the plans attached hereto as a part
of this petition.
2. The special use is granted solely to Mobilitie, LLC and said special use does not run with
the land. In the event that the antenna is no longer operational, it shall be removed within
6 months after it has been deemed to be non-operational.
Com. Moodhe believes that this will be a frequent request going forward. He would rather
see a small cell antenna than a large tower.
Com. Cohn stated that previously the Village developed a draft ordinance concerning
regulating small cell antennas and believes that staff should revisit that until the State
finalizes their regulations.
RESULT: RECOMMENDATION TO APPROVE [UNANIMOUS]
Next: 4/16/2018 7:30 PM
MOVER: Mitchell Weinstein, Commissioner
SECONDER: Scott Lesser, Commissioner
AYES: Moodhe, Cesario, Cohn, Goldspiel, Lesser, Weinstein, Au
ABSENT: Zill Khan
3. Consider an Amendment to Ordinance 2009-15 (Village Comprehensive Plan Update
2009) by Adopting the Lake Cook Market Study and Plan (Trustee Berman, Trustee
Weidenfeld) (Staff Contact: Nicole Woods)
Ms. Woods provided an overview of the plan, what has been done to date, what the next
steps will be and presented a video. After the video, Ms. Woods provided a presentation
on the benefits of the plan, the outline of the plan, the overall vision of the plan and the
results of the study.
Mr. Stilling added that the study is currently in the feedback stage where feedback is
being collected and will be incorporated. Mr. Stilling read an email received by him dated
March 21, 2018 from Tim Donohue into the record. He also read an email received by
him dated March 20, 2018 from Vladimir Johneff into the record.
Com. Cohn asked if Stage one could stand alone. Mr. Stilling responded yes. Ms. Woods
added that Jones Lang LaSalle has confirmed that Stage one could stand alone.
Com. Goldspiel believes a terrific job has been done considering the scope of the project
and related issues. He asked if Emmerich Park East and West would remain. Staff
confirmed that Emmerich Park East and West would remain. Com. Goldspiel noted that
he is glad that the Buffalo Grove Golf Course, which was created in the 1970’s, would
remain. He is concerned with the narrow streets. Eleven (11) feet is too narrow in his
3.B.1
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opinion. He understands traffic calming but feels that is too narrow, especially for
emergency vehicles. Mr. Stilling advised that staff would look at any proposed
development and that this is just a vision. Ms. Woods added that all plans would be
vetted through the Police and Fire Departments during review.
Com. Au believes that this is a great plan and that it looks amazing. She also believes
that Stage one was developed based upon current trends and ask ed if any lessons have
been learned from other projects in other communities. Mr. Stilling advised that a number
of projects have been studied. The consultant has adjusted the vision based on current
trends that include health and wellness. Ms. Woods added that projects also need to be
sized correctly to be successful. Mr. Stilling stated that current trends are targeting active
adults. Ms. Woods noted that the importance of walkability for new developments. Mr.
Stilling advised that there needs to be a proper balance of tenants as well. Com. Au
believes that the plan focuses too much on a targeted audience and does not take into
consideration existing residents.
Com. Lesser feels that it is a great idea to have a framework but it will need to be a
flexible plan. No one knows what the future will hold. No one knows what retail will be like
in the long term. He is concerned with high density residential and the impact it will have
on the schools. He believes that the residential aspect of the plan will be sou ght but not
the retail. Sequencing is important. He would want to see the retail aspect developed
before the residential aspect of the plan.
Com. Moodhe referenced a similar project that was completed in Virginia. That project
created an atmosphere. It started with a downtown and then added residential. He asked
about the intended future zoning of the golf course and Willow Stream Park. Mr. Stilling
advised that it would retain the R-1 residential zoning that is currently designated until a
development is proposed and then they would explore zoning. He stated that the Village
would view the plan as a master development. Com. Moodhe asked about Stage two and
the proposed new municipal campus shown in the plans. He asked if there would be
enough space in the proposed campus. Mr. Stilling believes so and advised that Ms.
Woods worked with the consultant to find an adequate location. Public Works would be
located elsewhere in the Village. The proposed campus would only house Village Hall
and Police. Also, that is only an option.
The plan has been vetted not only through the consultant but also the public. Com.
Moodhe asked if this would be developed as a TIF district and what kind of revenue the
Village can expect to generate from health and wellness type businesses. Mr. Stilling
advised that health and wellness businesses do not generate much but that it is expected
that customers would visit retail establishments while in the area. Com. Moodhe asked if
the Village has considered roundabouts within the development. Mr. Stilling responded
that roundabouts are not pedestrian-friendly but could be possible in other areas of the
plan. Com. Moodhe asked staff to look at making off-street parking available in other
Stages of the plan.
Com. Lesser asked if staff has reached out to other communities that have had similar
developments and if so, what did they learn from their mistakes. Mr. Stilling advised that
he has spoken to other communities including Glenview and received valuable feedback
from them. Ms. Woods added that staff has also learned about the cost of doing nothing
to promote development and the impacts that can have on a community. Com. Lesser
believes that framework will play an important part in this vision. It will create a roadmap
and guide for the development community.
3.B.1
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Ch. Cesario likes that the golf course will stay green. He also believes that a staged
approach makes sense.
Ch. Cesario entered the Staff Report dated March 21, 2018 as Exhibit 1, the email dated
March 21, 2018 from Tim Donohue as Exhibit 2, and the email dated March 20, 2018
from Vladimir Johneff as Exhibit 3.
Dolly Gerszonovicz, 125 N Buffalo Grove Road, was present and sworn in. Ms.
Gerszonovicz believes a lot of effort has been put into the plan. She has lived in Buffalo
Grove for almost thirty (30) years and one thing that is missing is something like the Glen
or downtown Highland Park or Arlington Heights. She goes to a lot of those places
because Buffalo Grove does not have something like that. Buffalo Grove is big and it is
amazing that there is not a development like that here. It would be nice to have a spot to
walk around and go to restaurants and bars. The plan should not have as much retail but
more entertainment. She lives at Turnberry Condominiums and saw one of the vis ions.
There is a vacant lot next to her building that was supposed to be a second condominium
building but the developer never finished and sold the property. She would love for the
second building to be constructed. Part of the plan includes her property. She would like
to take a closer look at the plan to see how it will affect Turnberry. Turnberry is not a big
property and she is concerned that half the land will be taken away. The building has fifty -
two (52) units and most owners have two cars. Thirty-eight (38) units were deeded an
outside parking space. She would like to see how the plan will play out. She is tired of
looking at the back of Town Center. What is the vision? Will it take away the auto center?
She and other residents are concerned. Mr. Stilling reviewed the layout of the plan with
Ms. Gerszonovicz and offered to sit down with her to discuss the plan in detail. Ms.
Gerszonovicz advised that there is a pond on her property as well. Mr. Stilling responded
that the Village will work with the Turnberry residents to develop a plan that everyone can
benefit from. Ms. Gerszonovicz advised that she bought her unit since it was a quiet area.
She does not want a road coming through and generating a lot of traffic. She would like
to see the property finished with the second building and maybe a walkway at the back of
the property could be incorporated. Mr. Stilling stated that he would be happy to sit down
with Ms. Gerszonovicz and walk her through the intent of the plan. Ms. Gerszonovicz
does not want to see the quietness of the area distributed but she does want to see Town
Center replaced with something that would allow her to walk out her door and have
entertainment and restaurants like Highland Park has.
Josette Goldberg, 752 Old Checker Road, was present and sworn in. She lives in the
Rose Glen subdivision. She understands and respects what developers will look for in a
plan. Not only is Town Center an eyesore, it is also a safety hazard. She knows that the
plan is just a vision and no one can anticipate when it will happen. She asked if the
Village has a time frame to actively redevelop Town Center. It is becoming more and
treacherous to walk through Town Center and she is concerned that someone will get
hurt. Mr. Stilling advised that the Village has been actively marketing Town Center since
kicking the project off. He believes that the Village is getting a tremendous amount of
interest and traction. The Village has sat down with the owner of Town Center, who
recognizes the issues and challenges with the center. He also recognizes that having a
vision increases the chances of redevelopment sooner. The Village Board has
challenged staff to find ways to facilitate the plan. The first step is the plan, then
implementation.
Mr. Bill Saunders, 206 Fox Hill Drive, was present and sworn in. Some of his questions
have already been answered. He asked what accountability will be put in place for Town
Center and Chase Plaza so that Buffalo Grove does not end up with another Town
3.B.1
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Center in fifteen to twenty (15-20) years. He has seen connectivity being implemented
elsewhere, even at the home improvement stores. Retail is changing and moving towards
connectivity. He believes the plan was very nicely done. At first he was not a big fan of it
but he is coming around. Mr. Stilling responded that the Village does not want to get too
ahead of itself. Staff is still looking for public feedback. It starts with a plan that is
supported by the community. It starts with a vision and then educating the development
community. Projects like this typically ask for incentives from the Village. It is a win/win
for the community and will allow the Village to have better control of the project. Mr.
Saunders agrees with the safety at Town Center.
Mr. Larry Gorman, 420 Burnt Ember Lane, was present and sworn in. He has been to
every meeting on this plan and sees the same people. He questions if residents in other
parts of the Village, such as near the other golf course, even know about this plan. There
have only been twenty five (25) responses out of fifty thousand (50,000) residents. The
residents must know what is happening. What has been done so far has been great. He
agrees with Com. Lesser with regards to sequencing and developing the retail first. The
Village is losing businesses as it is. Town Center looks fine. It could be upgraded. The
problem is getting tenants to stay there. Once the plan has begun to be developed, the
existing tenants will move to the new place and the old centers will be in the same
position that Town Center is in now. He wants to see the Village get more residents
involved. Ms. Woods explained the outreach efforts that have been made. The Village
has utilized multiple communication channels; the Village Newsletter, the E -News,
newspaper articles, social media as well as the communication channels of the school
districts, libraries, park district, the Chamber and the Rotary. They have all emailed the
information out and have shared with their groups. There have been over six hundred
and fifty (650) people that have signed up for project updates. Mr. Gorman does not
believe that is much. Ms. Woods responded that every resident has received notification
about the project via the mailed Village newsletter. Usually the people that get involved
are the ones that are very enthusiastic about it or very concerned about it. Typically if
people are okay with something, they will not come. They may look at it online, but unless
they are really interested or really concerned, you will not hear from them. Mr. Stilling
added that overall the Village has had well over one thousand (1,000) people participate
in this process. Word is getting out and the Village will continue to promote this plan as
much as possible.
Com. Moodhe stated that voter participation in Buffalo Grove is less than fifteen percent
(15%). Staff has worked very hard to get as many residents involved as possible.
Mr. Stilling added that a communication survey conducted by the Village found that
approximately eighty percent (80%) of residents get their information from the Village
Newsletter.
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 9:37 PM.
Moved by Com. Weinstein, seconded by Com. Moodhe, for a positive recommendation to
the Village Board for approval of an amendment to Ordinance 2009-15 which adopted the
Village Comprehensive Plan Update 2009 by adding thereto the Lake Cook Market Study
and Plan.
3.B.1
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Com. Weinstein stated that he is a proponent of this concept plan. It is aesthetically
pleasing and addresses the demands of the residents that want to see Town Center
redeveloped with entertainment and restaurants. It addresses the issues.
Mr. Stilling added that staff will prepare a Findings of Fact when the plan is presented to
the Village Board outlining the concerns that have been identified by the PZC.
Com. Cohn believes that it is a very good plan and he commends staff and everyone
involved that has worked hard on this. A Comprehensive Plan is a real thing. He is
concerned that when development starts to come in, the Plan will not be followed
because the Village will be excited just get a proposed development. The Plan needs to
be followed or followed with something very close to it. This is a good plan and he hopes
the Village will follow it.
Com. Lesser supports the recommendation to the Board with the understanding that
sequencing is critical. The Village needs to ensure that the commercial and retail
precedes the residential. His fear is that residential developers will swarm this project
immediately. There are enough Buffalo Grove residents to support the commercial and
retail that is envisioned by this plan. He wants to make sure the commercial and retail
come first.
Com. Goldspiel does not fully agree with Com. Lesser. In order for this plan to work, it
needs the residential. Town Center was not as successful as it was envisioned to be due
partly to the fact that Willow Stream Park was developed as a park and not develop ed as
a townhome development. Chase Plaza was developed with the intention that the area
just west would be residential but ended up being forest preserve. The Village cannot
enhance commercial redevelopment without an increased residential component. He
does not want to restrict the development by requiring the commercial before the
residential.
Com. Moodhe stated that up until now, there was no plan for this area. Now there is a
vision, something people can look at. He hopes that staff is actively pursui ng and
marketing this plan to the groups that can make this plan happen. He believes that this
project can be what the Village envisions it to be. He is in favor of the plan.
Ch. Cesario commented that the majority of people that have spoken about the pla n
support the plan as a whole. He believes that the Village will benefit from the plan. He
thinks it is a smart plan. It is a very well vetted plan. He is very supportive.
3.B.1
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RESULT: RECOMMENDATION TO APPROVE [UNANIMOUS]
Next: 4/16/2018 7:30 PM
MOVER: Mitchell Weinstein, Commissioner
SECONDER: Adam Moodhe, Commissioner
AYES: Moodhe, Cesario, Cohn, Goldspiel, Lesser, Weinstein, Au
ABSENT: Zill Khan
Regular Meeting
Other Matters for Discussion
None.
Approval of Minutes
1. Planning and Zoning Commission - Regular Meeting - Mar 7, 2018 7:30 PM
Moved by Com. Weinstein, seconded by Com. Moodhe, to approve the minutes
of the Planning & Zoning Commission regular meeting held on March 7, 2018.
RESULT: ACCEPTED [6 TO 0]
MOVER: Mitchell Weinstein, Commissioner
SECONDER: Adam Moodhe, Commissioner
AYES: Moodhe, Cesario, Cohn, Goldspiel, Weinstein, Au
ABSTAIN: Scott Lesser
ABSENT: Zill Khan
Chairman's Report
None.
Committee and Liaison Reports
Com. Goldspiel reviewed the Planning & Zoning Commission agenda items presented t o the
Village Board on March 19, 2018. He also advised that residents of Cambridge on the Lake
advised the Village Board of property maintenance concerns at the Cambridge Commons
Shopping Center.
Staff Report/Future Agenda Schedule
Mr. Stilling reviewed the agenda items for the upcoming April 4, 2018 Planning & Zoning
Commission meeting.
Trustee Stein distributed Girl Scout cookies to the Commissioners and staff.
Com. Moodhe advised that he may be out of town on April 4, 2018.
Public Comments and Questions
3.B.1
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None.
Adjournment
The meeting was adjourned at 9:53 PM
Chris Stilling Director of Community Development
APPROVED BY ME THIS 21st DAY OF March , 2018
3.B.1
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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, APRIL 4, 2018
Call to Order
The meeting was called to order at 7:30 PM by Chairman Frank Cesario
Public Hearings/Items For Consideration
1. Consider a Variation for a 6' High Solid Fence at 23 Columbus Parkway (Trustee
Ottenheimer) (Staff Contact: Chris Stilling)
Vasilica Constantin, 23 Columbus Parkway, was present and sworn in.
Mrs. Constantin explained that the property currently has a new home being built along
with a proposed in-ground pool. They would like to install a six (6) foot solid fence for
privacy. They would also like the solid fence to be their own design. The proposed fence
would not impact the neighbors and will not restrict the view for vehicular traffic. The
proposed fence would have horizontal boards as depicted in the photographs provided,
but it will not have the step downs as shown. The fence would be level across the top.
Com. Goldspiel asked staff if the building lines shown on the Plat of Survey are correct.
Mr. Stilling explained that the existing subdivision was annexed into the Village. Th e
zoning and building setbacks were previously established under Lake County jurisdiction.
Com. Goldspiel asked if those could be changed. Mr. Stilling responded that each
property owner would have to request a change and then re-record a new Plat with the
County. Com. Goldspiel believes that the new home takes up a lot of space and the
proposed six (6) foot solid fence would make it appear closed in.
Ch. Cesario asked Mrs. Constantin to describe the pool. Mrs. Constantin stated that the
pool is designed for swimming. It will be 12 feet by 36 feet and in-ground.
Com. Moodhe asked about the step-downs at the top of fence. Mrs. Constantin
responded that the land is flat and they will not have the fence step down. She found the
photos on the internet to provide an example of what the fence style would look like.
Com. Moodhe would be more inclined to support the request if the fence had the step-
downs to help break up the flat line. The proposed fence style is different from a
traditional fence. Mrs. Constantin responded that the house will be a contemporary-style
home and they want a contemporary-style fence to match.
Ch. Cesario confirmed with staff that the fence would maintain a minimum distance of 25
feet from all sidewalks.
Com. Goldspiel asked staff if the proposed fence meets the code requirements for a pool.
Mr. Sheehan responded yes.
3.B.2
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Ch. Cesario asked staff if any inquiries were received regarding the proposed fence. Mr.
Sheehan advised that the Village received several inquiries about the fence but no
objections were received.
Com. Moodhe asked if there will be a gate. Mr. Sheehan advised that a gate would be
required and that it will be addressed during the plan review process. Com. Moodhe
asked Mrs. Constantin if she would be amenable to adding th e step-downs into the fence.
Mrs. Constantin would prefer the fence to be flat at the top but can add the step-downs, if
necessary.
Ch. Cesario confirmed with Mrs. Constantin that the petitioner’s request is for a flat top
solid privacy fence.
There were no additional questions or comments from the Commissioners. There were
no questions or comments from the audience.
Ch. Cesario entered the Staff Report date April 4, 2018 as Exhibit 1.
The public hearing was closed at 7:45 PM.
Moved by Com. Weinstein, seconded by Com. Khan, to approve the request to install a
new six (6) foot wood privacy fence as depicted on the Plat of Survey submitted with the
application.
Ch. Cesario believes that the fence will be located far enough away from the sidewalks
and will blend in very well with the contemporary look of the house. It is hard to visualize
without seeing a picture of that style fence with a gate but based on the circumstances he
supports the request.
Com. Moodhe believes that the step-down look would allow the fence to blend in better
with the style of the house. Mr. Stilling advised that the step-down works when the
ground topography is not level. This property is level and the step-down may not look as
well. Com. Moodhe stated that the design of the fence will fit in well with the new home.
Com. Weinstein stated that the fence would be set back. He is not sure if the step -down
look would make a difference. He is in favor of the request.
Com. Goldspiel asked Mrs. Constantin if the outside of the fence, the part facing the
neighbors, would look the same. Mrs. Constantin responded that the fence would be the
same on both sides.
3.B.2
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RESULT: APPROVED [UNANIMOUS]
MOVER: Mitchell Weinstein, Commissioner
SECONDER: Zill Khan, Commissioner
AYES: Moodhe, Cesario, Cohn, Goldspiel, Khan, Weinstein
ABSENT: Scott Lesser, Amy Au
2. Consider a Variaition for an Electronic Message Sign at 847 Deerfield Parkway (Trustee
Stein) (Staff Contact: Chris Stilling)
Mr. Brian Newton, Parvin Clauss Sign Company, 165 Tubeway Drive, Carol Stream, IL
60188 and Mr. Robert Heilman, Metro Storage, 13528 Boulton Boulevard, Lake Forest, IL
60045, were present and sworn in.
Mr. Newton explained that Metro Storage has submitted three (3) sign permits for their
new facility. In addition to the ground sign, they also applied for two (2) wall signs. The
proposed ground sign will be a double-sided electronic message center sign. The
proposed sign meets all other Sign Code requirements. However, the electronic message
portion of the sign requires the variation. The sign will contain a masonry base that
measures 1 foot 9 inches high by 6 feet 4 inches wide and 2 feet 2 inches in depth with
non-illuminated address numbers. The upper sign cabinet will contain a Metro Storage
sign panel with the telephone number that measures 4 feet 4 inches high by 6 feet wide.
The electronic message center portion will measure 2 feet 5 inches high by 5 feet 7
inches wide. The electronic message center has an automatic dimmer built in so at night
the sign would not affect traffic or neighboring properties.
Com. Moodhe asked how many nits or luminaires the electronic message center would
be. Mr. Newton was not sure but could provide that information at a later time if
necessary. Com. Moodhe asked if the dimmer is built into the sign. Mr. Newton replied
that the dimmer is built in and is a sun tracker type dimmer. Com. Moodhe asked if it will
have a cloud feature. Mr. Newton responded yes. Com. Moodhe asked why the
electronic message center portion of the sign is needed. Mr. Newton advised that Metro
Storage has more to offer than just storage. They sell packing and shipping supplies and
want to advertise their pricing. The message center would save Metro Storage
thousands of dollars.
Ch. Cesario asked staff if the only variance needed is for the electronic message center.
Mr. Sheehan responded yes.
Ch. Cesario asked the Petitioner to walk through what would be displayed on the
message center. Mr. Heilman responded that the message center will allow him to
provide general communication with his customer base. Ch. Cesario asked about the rate
of change of the messages. Mr. Heilman advised that every aspect of the Sign Code will
be followed.
3.B.2
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Com. Goldspiel asked if the message center would display only text or pictures too. Mr.
Heilman stated that the message center will be a full color display that will allow for
both text and pictures.
Com. Moodhe asked staff if they have any concerns regarding the output or illumination
of the sign. Mr. Sheehan advised that staff is always concerned when it comes to the
electronic message center signs. The Village would address any concerns on a complaint
basis.
There were no additional questions or comments from the Commissioners. There were
no questions or comments from the audience.
Ch. Cesario entered the Staff Report dated April 4, 2018 as Exhibit 1.
The public hearing was closed at 7:58 PM.
Moved by Com. Weinstein, seconded by Com. Moodhe, to make a positive
recommendation to the Village Board for approval of the proposed variation to allow an
electronic message sign subject to the following conditions:
1. The proposed sign shall substantially conform to the plans attached as part of
the petition.
2. The sign shall be operated in conformance with all other standards set forth in Section
14.20.070 D of the Village of Buffalo Grove Sign Code.
Ch. Cesario believes that the sign is aesthetically pleasing. He likes the brick base and
proposed height of the sign. He is supportive of the request.
RESULT: RECOMMENDATION TO APPROVE [UNANIMOUS]
Next: 4/16/2018 7:30 PM
MOVER: Mitchell Weinstein, Commissioner
SECONDER: Adam Moodhe, Commissioner
AYES: Moodhe, Cesario, Cohn, Goldspiel, Khan, Weinstein
ABSENT: Scott Lesser, Amy Au
3. Consider a Special Use Amendment for Sky Fitness at 1501 Busch Parkway (Trustee
Ottenheimer) (Staff Contact: Chris Stilling)
Larry Heller, Sky Fitness, 1501 Busch Parkway; Diana Wolfe, Premier Design & Build,
1000 W. Irving Park Road, Itasca, IL 60143; Douglas M. White, Greengard, Inc., 111
Barclay Boulevard, Lincolnshire, IL 60069; and Werner H. Brisske, Partners in Design
Architects, 2610 Lake Cook Road, Riverwoods, Illinois 60015, were present and sworn in.
3.B.2
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Mr. Heller reviewed the history of the proposed addition. 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 this addition. In December 2017, the Village Board approved Ordinance
2017-050, which was a new proposed concept that expanded their facility with a one-
story addition on the eastern side of the building. They have decided to modify the
addition proposed in 2017. Sky Fitness is now proposing to expand their facility with a
two-story addition on the eastern side of the building and replace part of the eastern
parking lot. The footprint of the addition, as approved in 2017 would remain the same.
The addition would now include three levels (lower level, first floor, and second floor),
and cumulatively add between 40,000 - 44,000 square feet of usable space to the
facility. The height of the building would be 42 feet and match the existing building’s
height of 42 feet. As a result of the changes, another amendment is required. The
addition will 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), and 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. The
petitioners are very confident that by providing similar services, many of the former
members will be back to Buffalo Grove Sky Fitness facility. 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.
Com. Goldspiel asked if there were any changes made to the outdoor pool or screening
based on the conditions of the previous approval. Mr. Stilling reviewed the changes that
were made to the screening. They added decorative columns and accent lighting.
Com. Moodhe recalled concerns with the aesthetics of the windows and noted that the
revised plans appear to have addressed that. He asked about the height of the screening
wall. Mr. Heller advised that the screening wall will be 8 feet in height. Com. Moodhe
confirmed with Mr. Heller that the new proposed addition will have 3 floors; a lower
level, first floor and second floor. He also asked about the food element. Mr. Heller
responded that he is not sure yet if it will be a full kitchen or if food would be catered in.
Com. Weinstein asked if there were any additional changes to the proposed addition
other than the height. Mr. Heller advised that some design elements were added. Com.
Weinstein asked if the new height of the addition will create issues with sun exposure at
the pool. Mr. Heller responded that it should not create any issues.
3.B.2
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There were no additional questions or comments from the Commissioners. There were
no questions or comments from the audience.
Ch. Cesario entered the Staff Report dated April 4, 2018 as Exhibit 1. Mr. Stilling
recommended that a copy of the Powerpoint presentation be entered as Exhibit 2. Ch.
Cesario entered the copy of the presentation as Exhibit 2.
The public hearing was closed at 8:08 PM.
Moved by Com. Weinstein, seconded by Com. Moodhe, to make a positive
recommendation to the Village Board to approve the amendment subject to the
following conditions:
1. The project shall conform to the plans attached as part of the petition.
2. The elevations shall be revised in a manner acceptable to the Village. The petitioner shall
provide some additional architectural details to help break up the mass of the building
along the east elevation as depicted on Exhibit 2.
3. The final plans shall be revised in a manner acceptable to the Fire Department.
Ch. Cesario likes the revised proposal and is supportive of the request.
RESULT: RECOMMENDATION TO APPROVE [UNANIMOUS]
Next: 4/16/2018 7:30 PM
MOVER: Mitchell Weinstein, Commissioner
SECONDER: Adam Moodhe, Commissioner
AYES: Moodhe, Cesario, Cohn, Goldspiel, Khan, Weinstein
ABSENT: Scott Lesser, Amy Au
Regular Meeting
Other Matters for Discussion
1. Consider Preliminary Plan Approval for a Building Addition at 1250 Busch
Parkway (Trustee Stein) (Staff Contact: Chris Stilling)
Ch. Cesario advised that his teenage son works part-time for Schultes Precision.
However this will not affect his decision.
Ryan Schultes, Schultes Precision, 1250 Busch Parkway, was present and sworn
in.
3.B.2
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Mr. Schultes explained that Schultes Precision is a 72 year old company. He is a
third generation owner. The company has been in a growth pattern. They added
26 CNC machines to the business when they moved in approximately 26 years
ago. Currently they have 81 machines and have run out of space. They need the
addition for evaluating product and for employee training purposes.
Mr. Stilling advised that he is glad that Schultes decided to stay in Buffalo Grove
and staff has worked with them to move quickly through the process. They are
cramped for space. The proposed addition meets all zoning requirements. Staff
had some comments on the proposed elevations of the addition, which have
been addressed. Revised elevations were distributed and will be entered as
Exhibits. The appearance review will be conducted at final permit submittal.
Staff is satisfied but will keep the suggested conditions.
Com. Moodhe asked if the ingress area will be expanded. Mr. Schultes
responded yes. Currently they cannot close the dock doors in the winter. They
are also redesigning the unloading area. Com. Moodhe asked if the concrete
apron will be expanded as well. Mr. Schultes advised that the apron will be
expanded. However, the curb cuts are existing and will remain. The access to the
overhead doors will not change. They do not use 18 wheeler semi-trucks. They
use delivery vans.
Ch. Cesario asked about the stormwater management considering they are
doubling the size of the building. Mr. Stilling advised that this property used to
be a part of the Corporate Grove years ago. When the site was originally
developed, it was developed with the intent of the property to be a full build out
at that time. The plans will go through a full Engineering review.
There were no additional questions or comments from the Commissioners. There
were no questions or comments from the audience.
Ch. Cesario entered the Staff Report dated April 4, 2018 as Exhibit 1; the color
elevation rendering as Exhibit 2; and the black and white elevation rendering as
Exhibit 3.
Moved by Com. Weinstein, seconded by Com. Khan, to make a positive
recommendation to the Village Board to approve subject to the following
conditions:
1. The project shall conform to the plans attached as part of the petition.
2. The petitioner shall provide samples of the building materials prior to the
issuance of a building permit. Following a review and analysis of the staff
3.B.2
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Appearance Review Team (ART), the elevations may need to be revised in a
manner acceptable to the Village.
3. The proposed dumpster location shall be revised in a manner acceptable
to the Village.
4. Final engineering shall be revised in a manner acceptable to the Village
Engineer.
Com. Moodhe is pleased to see that Schultes is expanding and not relocating out
of Buffalo Grove.
RESULT: RECOMMENDATION TO APPROVE [UNANIMOUS]
Next: 4/16/2018 7:30 PM
MOVER: Mitchell Weinstein, Commissioner
SECONDER: Zill Khan, Commissioner
AYES: Moodhe, Cesario, Cohn, Goldspiel, Khan, Weinstein
ABSENT: Scott Lesser, Amy Au
Approval of Minutes
1. Planning and Zoning Commission - Regular Meeting - Mar 21, 2018 7:30 PM
Minutes of the March 21, 2018 Planning & Zoning Commission regular meeting
have been deferred to the May 2, 2018 regular meeting.
RESULT: TABLED [UNANIMOUS]
MOVER: Mitchell Weinstein, Commissioner
SECONDER: Adam Moodhe, Commissioner
AYES: Moodhe, Cesario, Cohn, Goldspiel, Khan, Weinstein
ABSENT: Scott Lesser, Amy Au
Chairman's Report
None.
Committee and Liaison Reports
.None.
Staff Report/Future Agenda Schedule
Mr. Stilling advised that the April 18, 2018 meeting will be cancelled. Mr. Stilling provided an
update on the Lake Cook Corridor Plan and advised that the Prairie View Metra Station Plan will
be kicking off next week
Public Comments and Questions
None.
Adjournment
The meeting was adjourned at 8:25 PM
3.B.2
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Chris Stilling
APPROVED BY ME THIS 4th DAY OF April , 2018
3.B.2
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