2019-09-04 - Planning and Zoning Commission - Agenda Packet
Meeting of the Village of Buffalo Grove
Planning and Zoning Commission
Regular Meeting
September 4, 2019 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 at 1511 Madison Court (Trustee Weidenfeld) (Staff
Contact: Chris Stilling)
2. Consider a Variation for a Roof-Over Porch at 425 Mayfair Lane (Trustee Johnson)
(Staff Contact: Chris Stilling)
3. Consider a Variation for an Roof-Mounted Antennas at 485 Half Day Road (Trustee
Weidenfeld) (Staff Contact: Chris Stilling)
III. Regular Meeting
A. Other Matters for Discussion
B. Approval of Minutes
1. Planning and Zoning Commission - Regular Meeting - Aug 21, 2019 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: 8/30/2019 2:53 PM Page 1
Action Item : Consider a Variation for a Fence at 1511 Madison
Court
Recommendation of Action
Staff recommends approval, subject to the condition in the staff report.
The Petitioner is proposing to replace an existing 3 foot open wooden fence with an other 3 foot open
metal fence that encroaches into the required 30 feet corner yard setback in the R3 Zoning District. The
existing fence was installed prior to the Fence Code change. As a result of the replacement, a variance is
required.
ATTACHMENTS:
Staff Report (DOCX)
Plan Set (PDF)
Trustee Liaison Staff Contact
Weidenfeld Chris Stilling, Community Development
Wednesday, September 4,
2019
2.1
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VILLAGE OF BUFFALO GROVE
PLANNING & ZONING COMMISSION
STAFF REPORT
MEETING DATE: September 4, 2019
SUBJECT PROPERTY LOCATION: 1511 Madison Court
PETITIONER: Josh Eric Joseph
PREPARED BY: Rati Akash, Village Planner
REQUEST: A variation for the purpose of replacing an existing 3 foot open
fence with another 3 foot open fence which encroaches into
corner side yard setback along Madison Drive.
EXSITING LAND USE AND ZONING: The property is improved with a single-family home currently
zoned R3.
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 replace an existing 3 foot open wooden fence with another 3 foot open
metal fence that encroaches into the required 30 feet corner yard setback in the R3 Zoning District. The
existing 3 foot open wooden fence is presently in a deteriorating condition, and hence the Petitioner is
proposing to replace this with a new fence.
The existing fence was installed prior to the Fence Code change. As a result of the replacement, a
variance is required.
PLANNING & ZONING ANALYSIS
The Petitioner is proposing a 3 foot open metal
fence which will encroach 30 feet into the
corner side yard along Madison Drive.
The new fence proposed will be installed on
the property line along Madison Drive in the
same location as the previous fence and the
second segment would extend up to side of
the building parallel to Madison Court.
2.1.a
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Variations requested
A corner side yard variation from Section 15.20.040.B from the Buffalo Grove fence code states that
Fences may be erected placed and maintained on corner lots to a height not to exceed six feet above
ground level. No such fence shall be located nearer to any street than the building setback line.
The following is a list of recently approved setback variations for corner side yard fences:
Address Fence Height/Type Setback from property line
2044 Jordon Ter 3’ high open dog-ear fence 0” from the property line
1271 Radcliffe 4’ high chain-link (open) 1.5’ from the property line
2123 Sheridan 5’ high wrought-iron (open) 2’ from the property line
1309 Madison 4’ high open picket fence 16’ from the property line
1239 Devonshire 5’ high shadow box 4’ from the property line
2299 Avalon Dr 4’ high solid scalloped fence 1’ from the property line
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 no calls inquiring about the proposed fence variation.
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.
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 to install a 3 foot open metal fence which
encroaches 30’ into corner yard setback provided:
1) The fence shall be installed in accordance with the documents and plans submitted as part of
this petition.
2.1.a
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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.
2.1.a
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August 5, 2019
Village of Buffalo Grove Planning & Zoning Commission
My name is Joshua Joseph and I am the owner and permanent resident of 1511 Madison Court North,
Buffalo Grove in the Old Farm Village subdivision. I am writing as part of the process to be granted
approval by the Village to install a new fence that will replace my existing fence. We have lived in our
house for approximately 16 years and the existing fence was installed right as we moved in.
We are looking to replace the existing wood fence with a new ornamental aluminum fence with the color
of white. There will be NO changes to the height (currently 3 feet for the majority of the fence and 4 feet
in a couple smaller portions). We are literally taking down the existing fence which has continued to
deteriorate and replace it with a new, fresh looking fence that will beautify our house along with the
neighborhood.
Action Fence Contractors, Inc. is the vendor we have chose and they were the company that installed our
fence years ago and also have done several repairs that have cost me a bunch of money along the way. I
am looking to make an investment of approximately $6,300 to make these improvements and this does
not include probably another couple thousand dollars in repairs to our existing fence that we have spent
over the last few years to keep it up.
I would ask for the Village’s approval to move forward as soon as possible with approval so I can get the
project completed in the Fall.
Thank you for your consideration.
Josh Joseph
847-212-5842 (Cell)
jjoseph@frontlinerepartners.com
2.1.b
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Updated: 8/30/2019 3:24 PM Page 1
Action Item : Consider a Variation for a Roof-Over Porch at 425
Mayfair Lane
Recommendation of Action
Staff recommends approval, subject to the condition in the staff report.
The Petitioner is requesting a variation for the purpose of replacing a portion of the existing deck with a
roofed-over screened porch (screen room addition) which encroaches 13?-4? into the rear yard setback.
The R4 Zoning Code requires a 40? rear yard setback, and hence a variation is required to install the
screen room addition.
ATTACHMENTS:
Staff Report (DOCX)
Plan Set (PDF)
Trustee Liaison Staff Contact
Johnson Chris Stilling, Community Development
Wednesday, September 4,
2019
2.2
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VILLAGE OF BUFFALO GROVE
PLANNING & ZONING COMMISSION
STAFF REPORT
MEETING DATE: September 4, 2019
SUBJECT PROPERTY LOCATION: 425 Mayfair Lane
PETITIONER: Patricia Hanner and Jerome Hanner
PREPARED BY: Rati Akash, Village Planner
REQUEST: A variation for the purpose of replacing a portion of the existing
deck with a roofed-over screened porch that would encroach
into the rear yard setback.
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 requesting a variation for the purpose of replacing a portion of the existing deck with a
roofed-over screened porch (screen room addition) which encroaches 13’-4” into the rear yard setback.
The R4 Zoning Code requires a 40’ rear yard setback, and hence a variation is required to install the screen
room addition.
PLANNING & ZONING ANALYSIS
The existing deck measures approximately
24’-7” in length by 16’-4” in width, and
measures 401.5 square feet in area. The
existing deck is approximately 4’ above the
ground level, and has a stairway located on
the western portion of the deck.
The proposed expanded screen room
addition will occupy a portion of the
existing deck on the eastern side. This
proposed screen room addition measures
14’-7” in length and 16’-4” in width, with an
approximate total area of 156 square feet.
This expanded screen room addition will
encroach 13’-4” into the rear yard setback
of 40’.
2.2.a
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The proposed screen room addition will be located
approximately 26’-8” from the rear property line.
A variance is required as the Petitioner is proposing to
screen and put a roof over the portion of the existing
deck. A screened room addition which encroaches
into the rear yard setback requires a variance.
The Planning and Zoning Commission is allowed to
grant screened room additions which encroach up to
33% into the rear yard setback. In this case, the
proposed screened room rear yard encroachment of
13’-4” constitutes 33% of the required 40’ rear yard
setback and meets the requirement.
Variations requested
A rear yard variation from Section 17.40.020 from the
Buffalo Grove Zoning Code to allow the encroachment of
a screen room addition.
The following is a recently approved setback variations for corner side yard fences:
Address Screened room addition
encroachment (required
40’ rear yard setback)
Percentage encroachment
860 Holly Stone Lane 10’ 33%
958 Parker Lane 5’-6” 17%
2324 Acorn Place 12’ 30%
DEPARTMENTAL REVIEWS
Village Department Comments
Engineering The Village Engineer has reviewed the proposed screened room
location and does not have any engineering or objections with the
proposed location of this screened room.
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 one call inquiring about the proposed fence variation, 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;
2.2.a
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2. The proposed variation will not alter the essential character of the neighborhood;
3. The proposed variation will not be detrimental to the public health safety and welfare.
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 the purpose of constructing a screened room addition that would
encroach 13’-4” into the rear yard setback:
1) The proposed expanded screened room addition shall be installed in accordance with the
documents and 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.
2.2.a
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Rati,
Thank you for your time today.
I tried to respond to these concerns in my application, but I can elaborate.
1. The plight of the owner is due to unique circumstances.
The unique circumstance we encounter is our pie shaped lot. The lot is dramatically narrower in the
front than in the back.
Because of of this shape and the space between the front building line, house and rear setback. A
review of the plat shows that the home is rotated and centered so that the front most corner of the
garage is at the 30’ building line. The rear complies with the 40’ set back requirement. Because of the
elevation of the house, a structure is necessary. The zoning variance is needed because our desire to
enclose the structure - not for the fact that it is a structure.
In addition, the direction the house faces is one that renders the rear of the house to be extraordinarily
hot so as to make the elevated deck unusable when temperatures reach 80 degrees or more. We have
used trees to increase the use of the back yard by providing shade. However, the elevated deck cannot
be shaded by trees and the porch and back of the house are so hot to be unusable. We have installed
an awning, purchased numerous umbrellas and tried a number of canopies to try to remedy the
situation. All have failed. Most fail due to the fact that the elevation causes wind to pick them up and
carry them away. Many are just ineffective.
2. The structure does not alter the essential character of the neighborhood.
Our home is located in the Windsor Ridge subdivision, a subdivision of single-family homes built
between 1989 and 1990. The structure is the same as every other home of the same model in the
subdivision, and also similar in design character to every other model in the subdivision. As illustrated in
the plans submitted to both zoning and building, the improvement is consistent with the character of
the home and the design is made with an effort to be an extension of the existing structure. Because
the screen porch is consistent with the architecture and style of the house to which it attaches, it does
not alter the essential character of the neighborhood. Further, the structure does not alter the use of
the property, ie. a single family home.
3. The proposed variation will not be detrimental to the public health, safety or welfare.
The public will not be impacted. The structure is not open to or accessible to the public and will be used
as a porch for a single family residence. The variance will not alter the use of the property. The added
structure does not impair any other homeowner of light or air to their property - .there are no
homeowners directly behind our home, as it backs on to the retention area. Because of the distance
between our home and the opposite side of the retention area, the views, air and light are not
impacted. The homeowners to the sides of the house will not be impacted because the porch does not
block light or air to their own homes. It merely alters their view of our existing back porch to a view of a
nicer back porch.
2.2.b
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Updated: 8/30/2019 3:41 PM Page 1
Action Item : Consider a Variation for an Roof-Mounted Antennas at
485 Half Day Road
Recommendation of Action
Staff recommends approvals, subject to the conditions in the staff report.
The Petitioner, T-Mobile is requesting to mount 3 wireless antennas on top of the building, which exceeds
the maximum permissible height of 15?. As a result of their request, a variation is required.
ATTACHMENTS:
Staff Report (DOCX)
Plan Set (PDF)
Trustee Liaison Staff Contact
Weidenfeld Chris Stilling, Community Development
Wednesday, September 4,
2019
2.3
Packet Pg. 23
VILLAGE OF BUFFALO GROVE
PLANNING & ZONING COMMISSION
STAFF REPORT
MEETING DATE: September 4, 2019
SUBJECT PROPERTY LOCATION: 485 Half Day Road
PETITIONER: T-Mobile Central LLC
PREPARED BY: Rati Akash, Village Planner
REQUEST: A variation for the purpose of mounting wireless antenna’s on
top of the building which exceeds the maximum permissible
height of 15’.
EXSITING LAND USE AND ZONING: The property is improved with a multi-tenant office building
currently located in the Industrial District.
COMPREHENSIVE PLAN: The approved Village Comprehensive Plan calls for this property
and the immediate neighborhood to be Industrial.
PROJECT BACKGROUND
The Petitioner, T-Mobile is requesting to
mount 3 wireless antennas on top of the
building, which exceeds the maximum
permissible height of 15’. In an effort to
keep up with the demand for wireless
coverage. T-Mobile has recently entered
into an agreement with Millbrook LLC,
owners of 485 Half Day Road to mount
wireless antennas on the roof of the
building.
The height of the antennas mounted on
the roof of the building is 20’-6”.
Pursuant to Municipal Code any wireless
communication facility is allowed to be
mounted shall not exceed 15’ higher from the roof of the building, and hence a height variation is
required.
PLANNING & ZONING ANALYSIS
Antenna Placement, Height and Screening
Any wireless antennas placed in the interior of the building roof are required to be of greater height to
provide more effective coverage. Wireless antennas placed on the periphery of the building roof can be
of a lesser height as they are able to provide better coverage.
2.3.a
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Scheme 1: T-Mobile originally submitted plans to mount 3 wireless antennas each 21’ in height
towards the interior of the building roof within the existing screen wall. For coverage requirements,
antennas placed in the interior require greater height. This scheme required a height variance and is
required to meet the provision outlined in the Appearance Plan. After the appearance review, the
Petitioner was advised to propose ways to conceal these wireless antennas and meet the height
requirement of 15’.
Scheme 2: Subsequently, the Petitioner proposed 3 antennas each of 14’ in height to be located in the
periphery of the building which was screened by a reflective film. The antennas met the height
requirement, and hence no variance was required. The Appearance Review Team determined that
the reflective film did not effectively conceal the antennas and did not meet the requirements of the
Appearance Plan. Staff requested the Petitioner to propose another option to conceal the antennas.
Scheme 3: The Petitioner proposed an alternate screening method to conceal the antennas with a
white box to be placed in the same location as Scheme 2 in the periphery of the building.
The Appearance Review Team determined this proposal was most obtrusive and visible from street
view hence did not meet the requirements of the Appearance Plan.
After reviewing all 3 proposed schemes, Staff determined that Scheme 1 was least obtrusive and visible
from street view although it requires a height variation for the proposed wireless antennas.
Proposed Location and Height
The Petitioner is proposing to have 3 wireless antennas to be located within a screened wall on the
roof of the building. The screen wall measures 12’ in height from the roof of the building.
These 3 proposed antennas are
20’-6” in height and will be
installed on the roof which is
65’-6” (roof line) from ground
level. The total height of the
building including the wireless
antennas will measure 86’.
The proposed antennas exceed
5’-6” in height of the maximum
allowable 15’ in height from the
roof of the building. Apart from the variation of height, the proposed antennas meet all other
requirements.
VARIATIONS REQUESTED
A height variation from Section 17.48.020 from the Buffalo Grove Zoning Code to allow the wireless
communication facilities including antennas to extend not more than 15’ higher than the roof of the
building.
This is the first request the Village has received for a wireless facility to be mounted on the roof of the
building.
2.3.a
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DEPARTMENTAL REVIEWS
Village Department Comments
Building The Building Department has reviewed the proposed antennas have no
concerns with the proposed location of the antennas on the roof of the
building at 485 Half Day Road.
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 no calls inquiring about the proposed wireless antennas to be mounted on the roof of the
building at the subject property.
STANDARDS
The Planning & Zoning Commission is authorized to grant variations 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 variation request;
4. The proposed variation will not be detrimental to public health safety and welfare.
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 the purpose of mounting 3 wireless antennas on the roof of the
building to exceed 5’-6” in height (maximum allowed 15’ in height) from the top of the building located at
485 Half Day Road provided:
1) The proposed antennas shall be installed in accordance with the documents and plans
submitted as part of this petition.
2) The proposed antenna shall be concealed in a manner acceptable to the Village.
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.
2.3.a
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Insite RE, Inc.
1s660 Midwest Road
Suite 140
Oakbrook Terrace, IL 60181
August 1, 2019
Ms. Rati Akash
Village Planner
Village of Buffalo Grove
50 Raupp Blvd.
Buffalo Grove, IL 60089
T-MOBILE HEIGHT VARIANCE TO COLLOCATE ANTENNAS ON THE ROOF OF
485 HALF DAY ROAD
Petitioner and Proposal
T-Mobile is a national wireless carrier and in an effort to keep up with the demand for
seamless wireless coverage, T-Mobile has entered into a lease agreement with Millbrook IV LLC,
the owners of the 485 Half Day Road building, to collocate a wireless antenna facility on their roof.
This type of proposed rooftop site is not a new to the Chicagoland area and quite common across
the country since collocation on existing structures is always preferred over erecting new towers .
The details of the site are further described below and in the attached plans and photos.
Reason for the petition
The wireless industry is enjoying explosive growth. In 2016, wireless subscribers used over
10 trillion megabytes of data, which was double from 2015 and experts predict it should grow seven
(7) times that by the end of 2019. Over half of the users are completely wireless in their homes with
an average of 13 wireless devices being used for traditional calls, texting, emailing, steaming videos
and movies and accessing the internet. In addition to the many well -known business and personal
uses of wireless communications, wireless phone networks have become a critical part of the
nation’s emergency communications infrastructure. Recent studies ind icate that over 240 million
“911” and distress calls were placed on wireless phones in the United States annually and is some
places, over 70% are made from wireless phones. Hence, wireless networks not only provide a
means for everyday business and personal communications but have also become an essential part
of the public’s health and safety.
Property Description
T-Mobile and Millbrook IV LLC entered into a lease agreement in January for the 485 Half
Day Road property. The property is zoned I-Industrial and the proposal is to collocate an antenna
facility on the rooftop. The equipment cabinets will not be seen behind the existing stealth walls,
2.3.b
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but the antennas will be mounted on top of those walls in order for the RF signal to clear the roof
line. The antennas will be painted to match, but the top of them will be 21’ above the roofline,
which triggers a 6’ height variance. The enclosed plans and photo sims show provide more detail
on the design.
Components and Operations
The proposed facility will be un-staffed and, upon completion, will require only infrequent
maintenance visits (approximately one or two times a month) by a service technician and will not
have any material impact on traffic or parking.
The proposed facility is entirely self-monitored by sophisticated computers which connect
directly to a central office which alert personnel to equipment malfunction or breach of security.
Moreover, no material noise, glare, smoke, debris, traffic flow or any other nuisance will be
generated.
The proposed facility will be designed and constructed to meet applicable governmental
and industry safety standards. Specifically, T-Mobile will comply with FCC and FAA rules
governing construction requirements, technical standards, interference protection, power and
height limitations and radio frequency standards.
Nature of Request/Zoning Analysis
T-Mobile is seeking a Height Variance of 6 feet since the top of the antennas will 86’ and
the roofline is 65’. The height limit for antennas above the roof is 15 feet. The section of the code
is below:
Sections 17.48.020.B.11 of the Village zoning code:
Personal wireless communications facilities and cellular telephone facilities, including
antennas, for use with radio and/or other transmitting and receiving equipment when
located within a building or on the exterior of a building, provided that any structure or
equipment mounted on a building shall be not more than fifteen feet higher than the roof of
the building or extend more than fifteen feet from the sides of a building. Said building
mounted facilities are subject to the provisions of the Village Appearance Plan.
We look forward to discussing this proposal and thank you for providing T-Mobile the
opportunity to address the Planning and Zoning Commission.
Sincerely,
Ray Shinkle
Ray Shinkle
Insite RE, Inc.
Authorized agent for T-Mobile
Attachments
2.3.b
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2.3.b
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During your testimony at the public Hearing you need to testify and present your case for the
variance being requested. During your testimony you need to affirmatively address the four (4)
standards listed below
The Planning & Zoning Commission is authorized to grant variations to the regulations of the
Municipal Code based upon findings of fact which are made based upon evidence presented at
the hearing that:
1. The plight of the owner is due to unique circumstanc es;
Your Evidentiary Statement:
The plight of T-Mobile is due to the unique circumstances regarding their wireless
network and the need to fill a coverage gap in a specific area. The proposed facility falls in this
search area and is needed to ensure seamless coverage. The network operates on a “grid”
system, whereby overlapping “cells” (geographic wireless coverage areas) mesh to form a
continuous wireless network. In order to provide wireless coverage within the geographic
confines of each cell, a wireless facility (“cell site”) must be located somewhere near the center
of that cell. If the wireless facility is not located within or near the center or the height of the
antennas is inadequate, then coverage gaps exist. Coverage gaps result in a weak wireless signal
which to the end user means a dropped call or inability to make or receive a call. Therefore, it is
deemed necessary for the public convenience at that location. The enclosed affidavit and th e
radio frequency maps further describe the need for this site and how it impacts the network.
The T-Mobile team has been working with Village staff for months on different antenna
placement designs. After evaluating the different options, it was decided by both Village staff and
T-Mobile the enclosed design was the least intrusive and preferred out of the available options.
However, while this design places the top of the antennas 7’ above the top of the existing screen
walls at 86’, it does extend 21’ above the roofline of 65’ and that requires a height variance of 6’
since the Village code limit is 15’.
2. The proposed variation will not alter the essential character of the neighborhood;
Your Evidentiary Statement:
The proposed variation will not alter the essential character of the neighborhood since
the majority of the proposed facility will be contained behind the existing 12’ screen wall and not
seen from the surrounding area. Only the top of the antennas, which are required to be above
the screen wall to meet the coverage objective, will be seen from certain views from Half Day
Road and the immediate surrounding area. The tree line blocks the view of the building from the
north and once you pass 1,000 feet down Half Day road east or west, the building and antennas
cannot be seen.
2.3.b
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Wireless communication technology does not interfere with any other form of
communication or utility, whether public or private. Due to the fact that T -Mobile has been
sensitive in selecting a site that will minimize the impact on the surrounding property, its facility
will be compatible with the existing environment for the purposes already permitted and will not
be injurious to the use and enjoyment of the other property in the community. The wireless
facility is unstaffed, and accordingly, there will be no impact to the existing traffic patterns nor
will there be any traffic hazards or nuisances generated. Maintenance personnel will visit this site
on the average of once or twice a month, and thus, the safety and eff iciency of public streets will
be maintained.
Wireless technology does not have an adverse effect on matters affecting the public
health, safety and general welfare. To the contrary, wireless technology affords vital
communications in emergency personnel to protect the general public’s health safety and
welfare. These emergency services, previously mentioned, include 911 service, the ability to
transmit vital data, and a backup system to landline phone communication, to name just a few.
3. There are practical difficulties or particular hardships in carrying out the variation
request;
Your Evidentiary Statement:
As stated above, T-Mobile has worked with Village staff for months on different design
options to avoid requesting a height variance while minimizing the aesthetic impact to the
building. Based on review of the available options, both parties agree there is a particular
hardship and a height variance of 6’ is best to meet T-Mobiles’ coverage while maintaining the
integrity of the building and the community. If T-Mobile is unable to secure the height variance,
the only other option is to attempt to lease space for a new communications tower in order to
keep up with the demand for seamless wireless service. Collocation on existing structures such
as this rooftop is always the preferred candidate versus erecting a new tower.
4. The proposed variation will not be detrimental to the public health safety and welfare.
Your Evidentiary Statement:
The proposed height variance will not be detrimental to the public health safety and
welfare. Wireless technology provides convenient, reliable, every day communications to its
users in the Buffalo Grove community and does not interfere with any other form of
communication. Importantly, wireless technology affords vital communications in emergency
situations and will commonly be used by local residents and emergency personnel to protect the
general public’s health, safety and welfare. Wireless communication technology provides vital
communication in “911” and other emergency situations and is used to promote efficient and
effective personal, business and governmental communications. These services have beco me
established and accepted as an integral part of the nation’s communications infrastructure and
2.3.b
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promote public health, safety, morals, comfort and general welfare. The proposed facility will
meet all applicable health and safety standards.
Wireless telephone technology provides many benefits that contribute to the general
welfare of the communities it serves. These services include, but are not limited to, the
following:
• 911 program allowing motorists to summon aid and report dangerous
situations.
• Support for emergency services by providing wireless communications to
paramedics, firefighters, and law enforcement agencies.
• The ability to transmit data allowing for immediate access to vital
information.
• A backup system to the landline system in the event of a natural or man-
made disaster.
• Immediate communication capabilities outside of the home, enhancing the
safety of residents by allowing immediate access to emergency assistance.
• Support for the busy lives of people in the city reducing stre ss and increasing
productivity.
2.3.b
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2.3.b
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2.3.b
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485 Half Day Road –Antenna Height Variance
2.3.b
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Wireless is a necessity. Today there are more than 400 million connections in
America, qual to 1.2 wireless devices for every person in the country.Wireless is a necessity. Today there are more than 400 million connections in America,
equal to 1.2 wireless devices for every person in the country.
2.3.b
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Wireless is a necessity. Today there are more than 400 million connections in
America, qual to 1.2 wireless devices for every person in the country.The number of smartphones in active use grew 31% from 2014 to 2017 and wireless data
traffic increased by nearly four times between 2014 and 2017.
2.3.b
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Wireless is a necessity. Today there are more than 400 million connections in
America, qual to 1.2 wireless devices for every person in the country.
Wireless coverage and the impact
on the public’s health and safety.
•It is estimated that about 70 percent of 911 calls are placed from
wireless phones (over 240 million), and that percentage is growing.
For many Americans, the ability to call 911 for help in an emergency is
one of the main reasons they own a wireless phone. Especially for
children and the elderly.
•Over half of these users only have wireless phones in their homes. No
land line phones.
2.3.b
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Existing 4G Voice Service without the Proposed Site
MID BAND (L2100 MHZ) LTE SERVICE MAP (RSRP)
2.3.b
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4G Voice Service With the Proposed Site @ 82’ AGL
Offload Sector
MID BAND (L2100 MHZ) LTE SERVICE MAP (RSRP)
2.3.b
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CH13164C Beta -700 MHz VoLTE Drop Call Rate Daily Busy Hour
Daily Busy Hour
Dr
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(
%
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Exhibit H: 4G Voice Key Performance Indicators (KPI’s) Neighbor Sector
08/08/19
Proposed site CH93018A is located at 485 West Half Day Rd, Buffalo Grove,IL-60089 2.3.b
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2.3.b
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Elevation Plan 2.3.b
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2.3.b
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Photo simulation views 2.3.b
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Photo simulations 2.3.b
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Photo simulations 2.3.b
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Photo simulations 2.3.b
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Photo simulations 2.3.b
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Photo simulations –shield design 2.3.b
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Street view
View West from Old Half Day Road
View East from Apple Hill Ln
View north from Millbrook
2.3.b
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The proposed site is a win-
win!
•The proposed site is in harmony with the
Village zoning code for placement of new
wireless antenna facilities.
•The new site will allow T-Mobile to continue
to provide seamless coverage to the Buffalo
Grove community and city emergency
services.
2.3.b
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2.3.b
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2.3.b
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2.3.b
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2.3.b
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2.3.b
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CH93018A
C-5
ANTENNA INFORMATION
2.3.b
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EQUIPMENT
INFORMATION
C-6
CH93018A
2.3.b
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C-7
CH93018A
EQUIPMENT
INFORMATION
2.3.b
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C-8
CH93018A
EQUIPMENT
INFORMATION
2.3.b
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C-9
CH93018A
MISCELLANEOUS
DETAILS
NOTE:
1. CABLE LADDER TO BE INSTALLED HORIZONTALLY BETWEEN EAST GAP
(i.e., 13 FT. WIDE OPENING) OF SCREEN WALL.
2. TOP OF HORIZONTAL LADDER TO BE MOUNTED 6" BELOW TOP OF 6'x12"
SCREEN WALL COLUMN.
3. CABLE LADDER & ATTACHED HYBRID CABLE/S TO BE PAINTED TO MATCH
COLOR OF EXISTING SCREEN WALL.
2.3.b
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C-10
MISCELLANEOUS
DETAILS
MAXLITE FLS15U50B-MAX
ORDER # 77088
CH93018A
NOTE:
1. CONTRACTOR SHALL RETAIN STR-SEG (ARLINGTON HEIGHTS, IL; 847-952-9668)
AS ROOFING CONSULTANT. STR-SEG WILL PROVIDE FINAL DESIGN AND
SPECIFICATIONS FOR ALL ROOFTOP CABLE/ CONDUIT PENETRATIONS.
(CONTACT PERSON: CHRIS SHIELDS @ 847-652-6115).
2. CONTRACTOR SHALL USE SULLIVAN ROOFING TO FURNISH AND INSTALL ALL
NECESSARY MEMBRANE AND FLASHING MATERIALS FOR ALL PENETRATIONS
TO THE EXISTING ROOFING SYSTEM. (CONTACT PERSON: TYLER AMICK @
847-908-1034).
3. ALL WARRANTIES SHALL BE MAINTAINED BY SULLIVAN ROOFING.
2.3.b
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MANDATORY
SIGNAGE & POSTING
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CONFIGURATION SHEET
CH93018A
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08/21/2019
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 21, 2019
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 Variation for an Electronic Sign for the Property at 601 Deerfield Parkway
(Trustee Weidenfeld) (Staff Contact: Chris Stilling)
Mr. Risinger and Mr. Howe were sworn in.
Mr. Risinger explained their proposal to replace their existing identification sign with a
new identification sign with an electronic message display along McHenry Road at the
Fitness Center location between Deerfield Parkway and McHenry Road.
Chairperson Cesario asked Mr. Risinger if he was aware that staff distributed the
question and answer key to the Commissioners for clarification. Chairperson Cesario
continued on, going through each question and answer provided by the petitioners. After
all the questions and answers were read, Chairperson Cesario asked the petitioners if the
answers to the questions were correct.
Mr. Risinger confirmed the answers to the questions were correct and they are
comfortable with all of the responses.
Com. Richards agreed with the petitioners that the sign needs to be updated. He asked
the petitioners to clarify the security and the technology of the sign.
Mr. Risinger commented that the sign is on the Park Districts wireless network
connection and would be secure through the Park Districts network.
Com. Moodhe asked if the Village of Buffalo Grove would be able to use the sign for
messaging.
Mr. Risinger said the Village would have the ability to use the sign for messages.
Com. Au asked about the messaging and the timing of the messages on the sign.
Mr. Risinger said the messages would be static and not flashing, lasting between twenty
to thirty seconds.
Chairperson Cesario asked about what content would be advertised on the sign.
Mr. Risinger said the content advertised on the sign will be what they currently advertise
through other outlets.
Com. Khan asked for clarification on the size of the sign.
Mr. Risinger confirmed that the size on the renderings was the exact size of the sign and
is only about a foot taller than what is acceptable by Village code.
Chairperson Cesario asked why they needed a larger sign.
Mr. Risinger said they need a larger sign so the advertisements are legible.
3.B.1
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Chairperson Cesario asked for verification that the sign would not be flashing and the
sign will have the same base at the same width.
The questions and answer sheet was entered into the record as exhibit one and the staff
report as exhibit two.
The public hearing was closed at 7:44 PM
Com. Moodhe commented about other electronic signs that have come to the
Commissioners and can be seen as a wave of the future of signs. Com. Moodhe noted
that the ordinance that has been created for electronic signs is good.
Chairperson Cesario noted that the sign provides more information to the residents and
the sign brings a better life to the community.
Com Khan made a motion to approve 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 proposed 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.
Com. Au seconded the motion.
RESULT: APPROVED [UNANIMOUS]
AYES: Moodhe, Cesario, Goldspiel, Khan, Au, Richards
ABSENT: Matthew Cohn, Mitchell Weinstein
2. Consider a Variation for a Fence at 1052 Harvard Lane (Trustee Johnson) (Staff
Contact: Chris Stilling)
Mr. and Ms. Oza and their son were sworn in.
Mr. Oza explained their proposal to keep the six foot solid fence in the rear yard of their
property shown in imagine A in exhibit one. Mr. Oza explained at length the property
behind his home that has been recently torn down. Prior to being torn down, the home
was in poor conditions and several different animals were entering his yard. Mr. Oza
noted that his neighbors are okay with the fence.
Com. Au asked about the image on page 23 of the staff report regarding the cylinder
blocks at the base of the fence. Com Au asked if the fence was 6 foot from the cylinder
blocks to the post.
Mr. Oza confirmed that the fence is 6 foot from the ground to the post.
Chairperson Cesario commented on the neighboring fences that are similar to the
petitioners. Chairperson Cesario asked if there was anything staff could do about the
property that backs to the petitioner’s home.
Village Planner, Akash noted that property behind the petitioners home is
unincorporated Wheeling, but they would coordinate with Lake County.
Com. Goldspiel asked if there were still problems at the property behind the petitioner’s
home.
Mr. Oza said there is still tall grass and other maintenance problems with the property.
3.B.1
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Chairperson Cesario referenced page 22 of the staff report, a letter from Wheeling
Township with no objections to the fence.
Com. Moodhe noted that the fence does match the other properties
Com. Khan asked what the fence was sitting on in the picture on page 23.
Mr. Oza said the block the fence is sitting on is concrete, but not a wall.
Com. Khan asked about water flow regarding the subject property.
Mr. Oza noted that when there is heavy rain it flows right into his yard and would flood
his house. This water was coming from the property behind his home.
Com. Kahn asked staff about the concrete blocks.
Village Planner, Akash noted that they are aware of the concrete blocks.
Mr. Oza said the Village has papers pertaining to the concrete blocks in his rear yard.
Com. Goldspiel ask about the flow of water and whether or not the blocks were
obstructing the natural flow of water.
Village Planner, Akash said they will work with the Village Engineer regarding the flow of
water.
Chairperson Cesario entered the staff report as exhibit one.
The public hearing was closed at 8:07 PM.
Com. Moodhe made a note that the flow of water that is making its way to the
petitioners yard may not be a natural flow due to the problematic home behind the
petitioners yard.
Chairperson Cesario commented on the unpermitted work.
Com. Khan made a motion to approve the variation to allow for the existing 6 foot solid
wood fence installed in the rear yard of the subject property.
Com. Moodhe seconded the motion.
RESULT: APPROVED [UNANIMOUS]
AYES: Moodhe, Cesario, Goldspiel, Khan, Au, Richards
ABSENT: Matthew Cohn, Mitchell Weinstein
Regular Meeting
Other Matters for Discussion
None.
Approval of Minutes
1. Planning and Zoning Commission - Regular Meeting - Aug 7, 2019 7:30 PM
3.B.1
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08/21/2019
RESULT: ACCEPTED [5 TO 0]
AYES: Moodhe, Cesario, Khan, Au, Richards
ABSTAIN: Stephen Goldspiel
ABSENT: Matthew Cohn, Mitchell Weinstein
Chairman's Report
Chairperson Cesario commented on the past Village Board meeting he attended. He announced
that two items that had be been recommended for approval to the Village Board by the PZC were
unanimously approved by the Village Board.
Committee and Liaison Reports
None.
Staff Report/Future Agenda Schedule
Deputy Community Development Director Nicole Woods spoke briefly about new items to come.
Public Comments and Questions
None.
Adjournment
The meeting was adjourned at 8:15 PM
Chris Stilling
APPROVED BY ME THIS 21st DAY OF August , 2019
3.B.1
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