2019-08-07 - Planning and Zoning Commission - Minutes08/7/2019
MINUTES OF THE REGULAR MEETING OF THE PLANNING AND ZONING COMMISSION OF THE
VILLAGE OF BUFFALO GROVE HELD IN THE COUNCIL CHAMBERS, 50 RAUPP BOULEVARD,
BUFFALO GROVE, ILLINOIS ON WEDNESDAY, AUGUST 7, 2019
Call to Order
The meeting was called to order at 8:10 PM by Chairman Frank Cesario
Public Hearings/Items For Consideration
1. Consider a Variation for Fence at 5 Brucewood Court (Trustee Johnson) (Staff Contact:
Chris Stilling)
Mr. Antao was sworn in.
Mr. Antao described his request to have a six foot solid white vinyl fence in the rear yard
for safety and animal control purposes.
Com. Moodhe asked Mr. Antao about the fence in the rear yard behind the garage, as it
extends beyond the south portion of the fence in Image A in exhibit one.
Mr. Antao explained that the position of the south portion of the fence is to keep out the
animals that were making home under his garage. He wants to keep the wild animals
out of his yard for safety purposes.
Chairperson Cesario commented on the five foot fence gate that is not consistent with
the six foot white vinyl fence around the rest of the property.
Mr. Antao said he would do whatever the commissioners approved and recommended
he have for the gate. He said he would make the gate five foot or six foot, he has no
problem with either the five foot or six foot gate.
Deputy Village Manager Stilling explained the condition in the recommendation from
staff was for consistency purposes, however, the Village would work with him as the
gate currently meets Village code. Mr. Stilling proposed a new condition that if and
when the existing five foot solid fence connecting the house to the garage (shown in
yellow in Image A of the staff report) be replaced, it would be replaced with a six foot
white vinyl solid fence.
Com. Moodhe commented that the existing gate is in good condition and does not look
thrown together with the proposed six foot solid white vinyl fence.
Com. Au asked staff about whether the neighbors who have had six foot variations
approved were backing a street or backyards.
Associate Planner Rati Akash noted that the other variation approved in the
neighborhood backed up to other neighbors, similar to the petitioner’s request.
Neighbor Mr. Buttliere was sworn in.
Mr. Buttliere commented on the petitioner’s requests for a six foot white vinyl fence, and
has no issue with the request as he also experiences the same animal problems in his
yard. He thinks the fence looks nice and adds value to the area.
Chairperson Cesario entered the Village staff report as exhibit one.
The public hearing closed at 8:23 PM
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Com. Khan made a motion to approve the variation for a six foot solid white vinyl fence
subject to the following conditions
1. The fence shall be installed in accordance with the documents and plans submitted as
part of this petition
2. If and when the existing five foot solid fence connecting the house to the garage (shown
in yellow in Image A of the staff report) be replaced, it be replaced with a six foot white
vinyl solid fence.
Com. Moodhe seconded the motion.
RESULT: APPROVED [UNANIMOUS]
AYES: Moodhe, Cesario, Khan, Au, Richards
ABSENT: Matthew Cohn, Stephen Goldspiel, Mitchell Weinstein
2. Consider Approval of a Fence Variation for 460 Raphael Ave (Trustee Weidenfeld) (Staff
Contact: Chris Stilling)
Mr. Diaz and his son were sworn in.
Mr. Diaz noted that he was unaware that a permit was needed for the construction of
the fence and had installed the fence already. Mr. Diaz explained that he is now
requesting to keep the six foot solid fence in the rear yard.
Com. Moodhe asked about the level of the fence in the rear yard, noting that the height
of the fence changes throughout the length of the fence in the rear yard.
Mr. Diaz commented that the ground is uneven, so he had to cut the fence down in some
areas to keep the height at six feet.
Com. Au asked staff if any complaints had been made regarding the six foot solid fence.
Associate Planner, Rati Akash said there were two complaints. One that had been
addressed by the petitioners, and the other complaint was in regards to the height of the
fence.
Com. Khan asked the petitioners if they had used a contractor.
Mr. Diaz said he did it himself.
Staff noted that the fence meets all other requirements.
Chairperson Cesario asked if there were other fences in the neighborhood like the one
currently being requested.
Staff noted that there are other fences in the neighborhood that have been approved.
Chairperson Cesario entered the staff report as exhibit one.
The public hearing was closed at 8:38 PM
Com. Moodhe expressed more concern about the appearance of the fence and would
like to see adjustments be made considering the neighborhood has very few fences.
Chairperson Cesario expressed his opinion on the style of the fence and explained the
difference between styles of fencing, but is amenable to approve the variance.
Com. Au expressed her concern over the look of the fence.
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Staff explained that the petitioner’s does have an odd yard and that the fence can
fluctuate to meet height requirements no matter the style of fence. There are also other
fences in town that fluctuate.
Com. Khan made a motion to approve the variation to all for an existing six foot solid
wood fence installed in the rear yard of the subject property.
Com. Richards seconded the motion.
RESULT: APPROVED [4 TO 1]
AYES: Adam Moodhe, Frank Cesario, Zill Khan, Kevin Richards
NAYS: Amy Au
ABSENT: Matthew Cohn, Stephen Goldspiel, Mitchell Weinstein
3. Consider Approval of a Rezoning to B3 Planned Business Center District; a Special Use
for a Planned Unit Development; Approval to Allow for a Health Club Greater Than
10,000 Square Feet in Area as Part of the Planned Unit Development Request; and a
Preliminary Plan for the Property at 1 5-45 E Dundee Road, Buffalo Grove IL (Cambridge
Commons Shopping Center) (Trustee Weidenfeld) (Staff Contact: Chris Stilling)
Lawrence Freedman, Ken Demuth and Nick Vittore were sworn in.
Mr. Freedman answered the questions that were brought up during the last public
hearing regarding the subject property including the expressed concerns over lighting,
drainage, and landscape. He noted that the plans have not changed since the last public
hearing. Additionally, the team accepts all of the Villages conditions.
Chairperson Cesario asked the developers to confirm that the traffic flow on pg. 36 of the
packet is the proposed site plan with the intended flow of traffic.
Mr. Demuth confirmed that the parking flow on pg. 36 of the packet is the proposed site
plan with the intended flow of traffic.
Chairperson Cesario asked about the parking at night when some of the lights may be
turned off or dimmed. He asked how they will work to deter parking in those areas and
keep the unlit areas safe.
Mr. Vittore said they intended to phase the lighting from east to west to keep people
from parking closest to the residential areas. He noted that they have worked with 24
hour fitness staff about where staff should be parking during night hours.
Com. Richards expressed safety concerns over the lights being turned off on the south
east side of the building.
Mr. Freedman said that there will still be security lights on the building so no safety
issues occur on that side of the building.
Mr. Vittore spoke to the directional lighting that their architects will be working on once
they move on and are granted approval. He is in agreement that there should be no dark
pockets where bad things can occur. Mr. Vittore also noted that he spoke with those at
Cambridge Commons and expressed their willingness to listen to their concerns over the
lighting and if at some point they wanted them on, they would listen.
Com. Au asked for a clarification on the direction of the parking flow that goes out to
Dundee Rd.
Mr. Freedman said they can take a look at the traffic that runs out to Dundee Rd.
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Com. Moodhe suggested their engineers look into different lighting technology for
dimming as well as the different studies they can provide at different levels of dimness.
Com. Moodhe asked about the far East exit as well and expressed concerns over the
traffic that occurs on Dundee Rd, and whether they were going to make that exit a right
in right out.
Staff noted that it is not currently a right in right out at that exit.
Com. Khan asked if there would be any more impervious surfaces that would change the
direction of water flow.
Mr. Freedman noted the only change is to the side walk on the north side of the building.
However, they are only replacing what is existing. They are not changing the impervious
surfaces to the site.
Com. Cesario ask the developers if they were okay with the seven conditions attached to
the staff recommendation.
Mr. Freedman said yes, they are okay with the seven conditions attached to the staff
recommendation.
Chairperson Cesario entered the Village Staff report as exhibit one.
Mr. Sears was sworn in.
Mr. Sears expressed his concern over the landscape and requested the Village require a
landscape plan from the developers.
Ms. Gulda, a resident of Cambridge on the Lakes, is in favor of the plans and looks
forward to no longer driving past the empty lot. She believes it will add value to the
condos at Cambridge on the Lakes, as well as the area.
Mr. Zenda, a resident of Cambridge on the Lakes, is fully supportive of the petitioner’s
plans.
Mr. Freedman confirmed that they do have a landscape plan which is included in the
proposed site plan. Mr. Freedman said they would work with Cambridge on the Lakes to
coordinate and listen to their concerns.
The Public hearing closed at 9:06 PM.
Com Khan made a motion for the approval of (1) a rezoning to B3 Planned Business
Center District; (2) a special use for a Planned Unit Development; (3) approval to allow
for a Health Club greater than 10,000 square feet in area as part of the Planned Unit
Development request; and (4) a Preliminary Plan, subject to the following conditions:
1. The proposed development shall be developed in substantial conformance to the plans
attached as part of the petition.
2. The petitioner and 24 Hour Fitness develop a plan to ensure that parking during the
overnight hours is encouraged in the north parking lot area to minimize impacts on the
adjacent residential development to the east in a manner acceptable to the Village. This
can include signage and educational materials to clients.
3. Prior to the issuance of a building permit, the existing vehicle storage shall cease. In
the future, no offsite vehicle storage shall be permitted.
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4. The approval of the health club shall solely be granted to 24 Hour Fitness. Any change
to the fitness user shall require the approval of the Village.
5. Future permitted and special uses on the property shall comply with the B3 Planned
Business Center District.
6. A photometric plan for parking lot lighting shall be provided in a manner acceptable to
the Village.
7. The existing landscaping along the eastern and southern portions of the property shall
be improved in a manner acceptable to the Village.
Com. Moodhe seconded the motion.
Com. Au noted that she likes the improvements and likes that there are not a lot of code
changes.
Chairperson Cesario commented on the light ask of the commissioners and appreciates
the developers working within the rules.
Com. Richards appreciates the willingness to work with the homeowners at Cambridge
Commons.
Com. Moodhe is happy to see the improvements to that area and likes seeing plans for
increased sidewalks as they promote a friendly atmosphere.
RESULT: APPROVED [UNANIMOUS]
AYES: Moodhe, Cesario, Khan, Au, Richards
ABSENT: Matthew Cohn, Stephen Goldspiel, Mitchell Weinstein
Regular Meeting
Other Matters for Discussion
Approval of Minutes
1. Planning and Zoning Commission - Regular Meeting - Jul 17, 2019 7:30 PM
RESULT: ACCEPTED [4 TO 0]
AYES: Adam Moodhe, Frank Cesario, Amy Au, Kevin Richards
ABSTAIN: Zill Khan
ABSENT: Matthew Cohn, Stephen Goldspiel, Mitchell Weinstein
Chairman's Report
Chairperson Cesario recommended a change in the process for making sure they have enough
members for a meeting.
Committee and Liaison Reports
Chairperson Cesario talked about the COW meeting he attended on August 5th.
Staff Report/Future Agenda Schedule
Deputy Village Manager spoke about the next agenda and the future items that will be coming to
the commissioners attention.
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Public Comments and Questions
Adjournment
The meeting was adjourned at 9:17 PM
Chris Stilling
APPROVED BY ME THIS 7th DAY OF August , 2019