2019-09-18 - Planning and Zoning Commission - Agenda Packet
Meeting of the Village of Buffalo Grove
Planning and Zoning Commission
Regular Meeting
September 18, 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 Rear Yard Setback Reduction for the Property at 647
Sycamore Road (Trustee Johnson) (Staff Contact: Chris Stilling)
III. Regular Meeting
A. Other Matters for Discussion
1. Workshop- Proposed Unattended Gas Station on Woodman’s Lot 2 (Trustee
Weidenfeld) (Staff Contact: Chris Stilling)
B. Approval of Minutes
1. Planning and Zoning Commission - Regular Meeting - Sep 4, 2019 7:30 PM
C. Chairman's Report
1. Discussion Regarding Rules and Procedures for Public Hearings and Public
Comment (Trustee Johnson) (Staff Contact: Chris Stilling)
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 me eting or facilities,
contact the ADA Coordinator at 459-2525 to allow the Village to make reasonable
accommodations for those persons.
Updated: 9/13/2019 1:33 PM Page 1
Action Item : Consider a Variation for a Rear Yard Setback
Reduction for the Property at 647 Sycamore Road
Recommendation of Action
Staff recommends approval.
The Petitioner is requesting a variation for the purpose of replacing a portion of the exis ting deck with a
roofed-over screened porch (screen room addition) which encroaches 6' into the rear yard setback. The
R4 Zoning Code requires a 30' 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 18,
2019
2.1
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VILLAGE OF BUFFALO GROVE
PLANNING & ZONING COMMISSION
STAFF REPORT
MEETING DATE: September 18, 2019
SUBJECT PROPERTY LOCATION: 647 Sycamore Road
PETITIONER: Norman Lambert and Debra Lambert
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 R5A.
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 6’ into the rear yard setback. The
R4 Zoning Code requires a 30’ rear yard setback, and hence a variation is required to install the screen
room addition.
PLANNING & ZONING ANALYSIS
The existing deck measures approximately 24’ in length by
14’ in width, and measures 336 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 16’ in length and
14’ in width, with an approximate total area of 156 square
feet. This expanded screen room addition will encroach 6’
into the rear yard setback of 30’.
The proposed screen room addition will be located 24’ from
the rear property line.
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A variance is required as the Petitioner is proposing to screen
and put a roof over the portion of the existing deck. A
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 6’ constitutes 20% of the required
30’ 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
425 Mayfair 13’-4” 33%
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. 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.
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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 6’ 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.
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Updated: 9/13/2019 10:26 AM Page 1
Information Item : Workshop- Proposed Unattended Gas Station on
Woodman’s Lot 2
Recommendation of Action
Staff recommends discussion
In December, 2016, the Village Board approved the Woodman's Food Market development. As part of the
project, Woodman's retained a 1.5 acre parcel (Lot 2) on the south side of Deerfield Road, west of
Shorewood's project. At the time of the approvals, Woodman's had contemplated using Lot 2 for an
additional gas station but did not include it in their final plans as they nee ded to make sure they had
sufficient area for stormwater detention. Now that the store has been open for nearly 1 -year, Woodman's
wishes to pursue approvals to add the unattended gas station on Lot 2. As a result of the request, the
proposed additional gas station would require an amendment to the original planned development. Prior
to the required public hearing, the owner is seeking comments from the Planning and Zoning Commission
(PZC).
ATTACHMENTS:
Staff Memo (DOCX)
Plan Set (PDF)
Trustee Liaison Staff Contact
Weidenfeld Chris Stilling, Community Development
Wednesday, September 18,
2019
3.A.1
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Page 1 of 2
VILLAGE OF
BUFFALO GROVE
MEMORANDUM
DATE: September 13, 2019
TO: Planning & Zoning Commission
FROM: Christopher Stilling, Deputy Village Manager
SUBJECT: PZC Workshop- Proposed Unattended Gas Station on Woodman’s Lot 2
BACKGROUND
In December, 2016, the Village Board approved the Woodman’s Food Market development. As
part of the project, Woodman’s retained a 1.5 acre parcel (Lot 2) on the south side of Deerfield
Road, west of Shorewood’s project. At
the time of the approvals, Woodman’s
had contemplated using Lot 2 for an
additional gas station but did not
include it in their final plans as they
needed to make sure they had
sufficient area for stormwater
detention.
Now that the store has been open for
nearly 1-year, Woodman’s wishes to
pursue approvals to add the
unattended gas station on Lot 2. As a
result of the request, the proposed
additional gas station would require an
amendment to the original planned
development. Prior to the required
public hearing, the owner is seeking
comments from the Planning and Zoning Commission (PZC). The following memorandum provides
a brief summary of their project.
PROPOSED PLAN
Property History
The Woodman’s project is currently zoned B3 Planned Business District and includes a 242,000
square foot grocery store and gas station on the north side of Deerfield Parkway. The south side
of Deerfield Parkway was mostly developed by Shorewood Development and includes a mix of
uses in multiple buildings.
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Page 2 of 2
Proposed Plan
As noted above, Woodman’s is
seeking to amend the planned
development to allow for an
unattended gas station on Lot 2.
The proposed station would have
six pumps with a total of 10
dispensers and would operate 24
hours/day. There would be no
convenience store associated with
the project.
The site would have multiple
canopies to provide cover for
vehicles to refuel. The canopies would be of a similar design and color as the existing gas station
across the street. Woodman’s is proposing 2 wall signs on the canopy (east and west elevation)
and a single ground sign. Based on staff initial review, a variation will be required for signage.
PROCESS
Based on the plans submitted, the following approvals will be required:
Amendment to the existing Planned Development Ordinance
Preliminary plan approval
Variations for signage
ACTION REQUESTED
Both staff and Woodman’s are seeking the PZC’s thoughts and comments concerning the project.
3.A.1.a
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Woodman’s Buffalo Grove
Unattended Fueling
Parcel 2 Legal Description
THAT PART OF THE NORTHWEST QUARTER OF SECTION 35, TOWNSHIP 43 NORTH,
RANGE 11 EAST OF THE THIRD PRINCIPAL MERIDIAN DESCRIBED AS FOLLOWS:
BEGINNING AT THE NORTHEAST CORNER OF LOT 5 IN BARCLAY STATION SUBDIVISION
RECORDED AS DOCUMENT NUMBER 3218854, SAID NORTHEAST CORNER BEING ON
THE SOUTHERLY LINE OF DEERFIELD PARKWAY; THENCE SOUTHEASTERLY ALONG
SAID SOUTHERLY LINE, BEING A CURVE CONCAVE NORTHERLY, HAVING A RADIUS OF
1054.00 FEET, A CHORD BEARING OF SOUTH 86 DEGREES 23 MINUTES 14 SECONDS
EAST, A CHORD LENGTH OF 94.81 FEET, AN ARC LENGTH OF 94.84 FEET TO A POINT OF
TANGENCY; THENCE SOUTH 88 DEGREES 57 MINUTES 54 SECONDS EAST ALONG SAID
SOUTHERLY LINE, 180.07 FEET; THENCE SOUTH 00 DEGREES 49 MINUTES 47
SECONDS WEST, 211.17 FEET; THENCE NORTH 89 DEGREES 10 MINUTES 13 SECONDS
WEST AT RIGHT ANGLES TO THE LAST DESCRIBED COURSE, 27.55 FEET; THENCE
SOUTH 00 DEGREES 49 MINUTES 47 SECONDS WEST AT RIGHT ANGLES TO THE LAST
DESCRIBED COURSE, 46.11 FEET TO THE NORTH LINE OF PEKARA SUBDIVISION UNIT
NO. 1 PER DOCUMENT 838267 AS MONUMENTED AND OCCUPIED; THENCE NORTH 89
DEGREES 10 MINUTES 13 SECONDS WEST ALONG SAID NORTH LINE, 248.10 FEET TO
THE SOUTHERLY EXTENSION OF THE EAST LINE OF LOT 5 IN BARCLAY STATION
SUBDIVISION RECORDED AS DOCUMENT 3218854; THENCE NORTH 01 DEGREE 01
MINUTE 20 SECONDS EAST ALONG SAID SOUTHERLY EXTENSION AND ALONG SAID
EAST LINE, 262.53 FEET TO THE POINT OF BEGINNING;
EXCEPT THAT PART DEDICATED BY DOCUMENT 7416334;
IN LAKE COUNTY, ILLINOIS.
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Woodman’s Buffalo Grove
Unattended Fueling
PROJECT NARRATIVE
Woodman’s Food Market, Inc intends to construct a 24 hour, unattended fueling facility on
Parcel 2 of the Barclay Station Subdivision at Deerfield Parkway and Milwaukee Avenue. The
facility will have the capacity for ten (10) vehicles to fuel simultaneously. Four (4) double-
sided dispensers will be located under the main fueling canopy and two (2) single-sided
dispensers will be under two individual smaller canopies at the nor th and south sides of the
parcel. Unlike the original Woodman’s development, this fueling station have neither a
convenience store nor a car wash facility.
OSFM Regulation
Fueling facilities in Illinois are regulated by the Illinois Administrative Code t hrough the Office
of the State Fire Marshall (OSFM). Specifically, IAC Title 41, Chapter I, Part 175 defines the
Technical Requirements for Underground Storage Tanks and the Storage, Transportation,
Sale and Use of Petroleum and other Regulated Substances. Section 175.220 further defines
the requirements for Unattended Self-Service Motor Fuel Dispensing Facilities and Islands,
including:
• Minimum Signage
• Emergency Stops
• Fire Alarm Systems
• Limits on Delivery of Product (per transaction)
o Class I Liquids (gasoline, gasohol, ethanol, motor fuel blends), max. 100
gallons.
o Class II and III Liquids (diesel fuel), max. 250 gallons.
• Fire Detection Systems
• Annual Testing of Emergency Stops and Valves
Dispenser Product Type and UST capacity
The fuel dispensers will be five (5) product units supplying two grades of gasoline as well as
three (3) ethanol blends. There will be no diesel fuel available at the unattended station.
The underground fuel storage tank (UST) will be a double-wall, multi-compartment,
fiberglass unit with interstitial monitoring. All equipment and installation will comply with
OSFM requirements.
3.A.1.b
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Fueling Island Canopies
The proposed fueling island canopies will match the design of the canopy at the original
Woodman’s fueling station. The main canopy and the two single canopies will be equipped
with fire detection systems to comply with the OSFM requirements. The canopy columns
will be wrapped with partial height brick veneer to match original fueling station. The control
building, fueling island canopy columns, and the monument sign base will all have matching
brick veneer.
Control Building
A control building, approximately 8’x14’, will be located at the southwest corner of the parcel
and will contain the electrical service and controls required to operate the fueling systems,
lighting, and signage. The building will be of brick veneer construction and will match the dark
colored brick that was used on the original fueling station across Deerfield Parkway.
Signage
Woodman’s proposes to have a ground monument sign for this unattended fueling facility
that will be similar in style to the sign used at the original fueling station. The proposed
monument sign will be 5’ wide x 6’ tall, double-sided sign and will sit on a brick base that will
match the original sign. Two gas pricer signs will be mounted on the north single island
canopy and will face east and west so they are visible to the two-way traffic along Deerfield
Parkway. Two Woodman’s “pill” logo signs will be located on the east and west sides of the
main fuel island canopy.
Fuel tanker access
See the attached fuel tanker turning diagram for proposed drive aisle access.
Customer vehicle queueing
See attached plan for vehicle queueing at fuel dispensers.
End of Narrative
3.A.1.b
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MEMORANDUM
DATE: August 6, 2019
TO: Village of Buffalo Grove
FR: Paul McIlheran, P.E.
CC: Jim Arneson, FoxArneson
RE: Stormwater Management for the proposed Woodman’s Unattended Fuel Station
PROJECT DESCRIPTION
Woodman’s Food Market has proposed an unattended gas station on Parcel 2 of their existing development at
the northwest corner of Deerfield Parkway and Milwaukee Avenue in the Village of Buffalo Grove. See
Unattended Fuel Station Preliminary Site Plan.
On the previously approved Construction Plan Parcel 2 was shown to contain compensatory floodplain storage, a
detention pond to serve Deerfield Road improvements, and a ‘future parking lot’ (see clip below).
Stormwater management for the entire Woodman’s development was documented in the report ‘Stormwater
Management Plan for Woodman’s Food Market, Village of Buffalo Grove, I llinois’, last revised December 5, 2017.
The report outlined the design of the compensatory storage as well as stormwater management. Stormwater
management for the detention pond on Parcel 2 for the Deerfield Road improvements is documented in the report
‘Stormwater Management Plan for Roadway Improvement Plans, IL 21/US 45 Milwaukee Avenue and Deerfield
Parkway – Road, Related to the Buffalo Grove Woodman’s Food Market, Villages of Buffalo Grove and
Riverwoods,and Vernon Township Lake County, IL, last updated March 30, 2018 via addendum’.
3.A.1.b
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Page 2 / August 6, 2019
Excerpt from the previously approved plan showing Compensatory Floodplain storage, a detention pond, and a
future parking lot on Parcel 2.
3.A.1.b
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Page 3 / August 6, 2019
Proposed Changes to Existing Parcel 2 Stormwater Management and Floodplain
The compensatory floodplain storage and the stormwater management pond will be impacted by the proposed
unattended gas station, and will need to be reconfigured, as shown on the site plan. The stormwater
management pond is proposed to be moved to the east side of parcel 2, to allow the whole west side of Parcel 2
to be reconfigured as floodplain storage. The new detention pond footprint is smaller than the existing pond, so
underground detention will be provided to match the volume of the existing pond.
Proposed Stormwater Management for Proposed Impervious
The proposed unattended gas station stormwater will be managed by the existing Barclay Pond as well as the
reconfigured pond.
Barclay Pond: The report ‘Stormwater Management Plan for Woodman’s Food Market, Village of Buffalo Grove,
Illinois’, last revised December 5, 2017, indicated that the adjacent Barclay Pond was designed to provide
detention for a certain amount of impervious surface for the Woodman’s development lots north and south of
Deerfield, and that an existing capacity remained for 0.5 acres of new impervious surface.
Reconfigured on-site pond: The existing on-site pond, as documented in the Deerfield Road Improvements
stormwater report, was designed to manage the ‘future parking lot’ pavement shown on the previously approved
plan, and that existing proposed parking lot area is 0.3 acres.
Detention summary: The proposed unattended fuel station impervious area is 0.6 acres, so the majority of the
proposed site can be managed by the existing capacity in the Barclay Pond, with the remainder managed by the
proposed reconfigured on-site pond.
Water quality: The Lake County hydrocarbons treatment requirements will be met using Vortechs units, as was
done on the grocery store site.
3.A.1.b
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1Date: 7/25/2019FoxArneson
VIEW OF GROUND SIGN LOOKING WEST
VIEW OF GROUND SIGN LOOKING EAST
5'-0"
#3630-33 RED
#7725-12 BLACK
#36030-26 GREEN
MANUAL PRICER SIGN
#7725-37 SAPPHIRE BLUE
MONUMENT SIGN
BASE, BRICK TO
MATCH EXISTING
BUFFALO GROVE UNATTENDED FUEL STATION
10'-0"5'-4"
1'-4"
2'-0"
3'-4"
6'-0"
2'-10"
3.A.1.b
Packet Pg. 31
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2Date: 7/25/2019FoxArneson
LARGE FUELING CANOPY WEST ELEVATION
BUFFALO GROVE UNATTENDED FUEL STATION
LARGE FUELING CANOPY NORTH ELEVATION
LARGE FUELING CANOPY EAST ELEVATION LARGE FUELING CANOPY SOUTH ELEVATION
WOODMAN'S LOGO SIGN
16'-0"3'-0"
115'-0"28'-0"
16'-0"
3'-0"
13'-6"2'-6"
LARGE FUELING CANOPY FLOOR PLAN 1/16" = 1'-0"
A B C D
1
2
30'-0"30'-0"30'-0"
10'-0"
N
115' 0"
28' 0"
3.A.1.b
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3Date: 7/25/2019FoxArneson
BUFFALO GROVE UNATTENDED FUEL STATION
NORTH FUELING CANOPY NORTH ELEVATION NORTH FUELING CANOPY EAST ELEVATION
NORTH FUELING CANOPY SOUTH ELEVATION NORTH FUELING CANOPY WEST ELEVATION
PRICER SIGN
2'-8"
9'-0"
NORTH FUELING CANOPY
FLOOR PLAN
28'-0"
1
13'-6"
4'-6"
N
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28' 0"
3' 0"
16' 0"
18' 0"
3.A.1.b
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4Date: 7/25/2019FoxArneson
BUFFALO GROVE UNATTENDED FUEL STATION
SOUTH FUELING CANOPY NORTH ELEVATION SOUTH FUELING CANOPY EAST ELEVATION
SOUTH FUELING CANOPY SOUTH ELEVATION SOUTH FUELING CANOPY WEST ELEVATION
SOUTH FUELING CANOPY
FLOOR PLAN
1
13'-6"
4'-6"
28' 0"
N
1/8" = 1'-0"
3' 0"
16' 0"
18' 0"
28' 0"
3.A.1.b
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5Date: 7/25/2019FoxArneson
BUFFALO GROVE UNATTENDED FUEL STATION
CONTROL BUILDING EAST ELEVATION CONTROL BUILDING SOUTH ELEVATION
CONTOL BUILDING WEST ELEVATION CONTROL BUILDING NORTH ELEVATION
14'-0"8'-0"
SCUPPER AND DOWNSPOUT
10'-10"
LOUVER
CONTROL BUILDING
FLOOR PLAN
N
1/8" = 1'-0"
14' 0"
8' 0"
3.A.1.b
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09/4/2019
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, SEPTEMBER 4, 2019
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 Fence at 1511 Madison Court (Trustee Weidenfeld) (Staff
Contact: Chris Stilling)
Mr. Joseph was sworn in.
Mr. Joseph described his variation request to replace an existing 3 foot open wooden
fence with another 3 foot open metal fence that encroaches into the required 30 foot
corner yard setback in the R3 Zoning District.
Com. Weinstein noted that the fence is in poor condition and a complete replacement of
the fence is needed.
Com. Moodhe concurred with Com. Weinstein that the fence is deteriorating.
Village Planner, Akash commented on the fence code changes. She noted that the
existing fence was permissible prior to the fence code changes, which is why a variation
is needed.
Mr. Joseph noted that Ms. Akash was very helpful during the whole variation process,
but suggested the process for such be changed because the current process is very long.
Com. Goldspiel commented that the replacement of the current fence is a great upgrade
to the subject property.
The Staff report was entered as exhibit one.
Mr. Joseph thanked the commission for their consideration.
The public hearing was closed at 7:36 pm.
Com. Weinstein made a motion to approve the installment of a 3 foot open metal fence
which encroaches 30’ into corner yard setback subject to the following conditions:
1. The fence shall be installed in accordance with the documents and plans submitted as
part of the petition.
Com. Moodhe seconded the motion.
Com. Cohn commented on the fence code and suggested that staff revisit the current
code to change and speed up the process.
Com. Weinstein concurred with Com. Cohn that the process needs to change. Not only
does it take a long time for the residents, but it burns out staff as the process and
paperwork is time consuming.
Ms. Akash noted that staff is working on changing the code.
3.B.1
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RESULT: APPROVED [UNANIMOUS]
AYES: Moodhe, Cesario, Cohn, Goldspiel, Weinstein, Richards
ABSENT: Zill Khan, Amy Au
2. Consider a Variation for a Roof-Over Porch at 425 Mayfair Lane (Trustee Johnson)
(Staff Contact: Chris Stilling)
Mr. and Ms. Hanner were sworn in.
Ms. Hanner described their variation request to replace a portion of the existing deck
with a roofed-over screened porch which encroaches 13’ - 4” into the rear yard setback.
Com. Goldspiel asked about the open space behind the subject property.
Ms. Hanner responded that it is a retention area.
Com. Goldspiel asked if it was wet or dry.
Ms. Hanner responded that it is not a pond.
Com. Moodhe commented on the plat of survey, noting that it the roof is right over the
existing deck and it not going out any further from the deck.
Mr. Hanner confirmed that the variation is only for the setback as the roofed-over porch
is permissible.
Com. Moodhe responded that the roofed-over porch looks fine and supports the request.
The staff report was entered as exhibit one.
The public hearing was closed at 7:42 pm.
Com. Weinstein made a motion to approve the construction of a screened room addition
that would encroach 13’ - 4” into the rear year subject to the following conditions:
1. The proposed expanded screen room addition shall be installed in accordance with the
documents and plans submitted as part of this petition.
Com. Richards seconded the motion.
Com. Goldspiel commented on the tight dimensions and that the open space behind their
home is a good thing.
Chairperson Cesario noted that a variation is required for such request to protect the
neighbors that back a home seeking to encroach a setback. Seeing there are no
neighbors in the back, this roofed-over porch that encroaches in the setback is just fine.
Com. Weinstein concurred and supports the request by the petitioners.
RESULT: APPROVED [UNANIMOUS]
AYES: Moodhe, Cesario, Cohn, Goldspiel, Weinstein, Richards
ABSENT: Zill Khan, Amy Au
3. Consider a Variation for an Roof-Mounted Antennas at 485 Half Day Road (Trustee
Weidenfeld) (Staff Contact: Chris Stilling)
Mr. Shinkle was sworn in.
Mr. Shinkle described the variation request and the purpose of mounting wireless
antennas on top of the building which exceeds the maximum permissible height of 15
feet. The purpose is to keep up with data demand in the area and with Stevenson High
School. The project includes 3 sectors with 3 antennas each.
3.B.1
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Chairperson Cesario asked Mr. Shinkle to review scheme 1, 2, and 3 with the
commissioners.
Mr. Shinkle reviewed each scheme and discussed the photo simulations as well as the
results. The analysis resulted in scheme 1 after working with both Village Staff and the
tenants at 485 Half Day Road. All together the site is an ideal location and scheme one
offers the best view.
Chairperson Cesario asked what the difference is between the permissible height and the
proposed height of the three sectors.
Mr. Shinkle responded that the sectors go 9 ½ feet above the permissible height per
Village Code.
Com. Goldspiel asked for clarification on the height of the sectors above the permissible
height by the Village.
Mr. Shinkle clarified the 3 sectors would measure 9 ½ feet above the permissible height
by the Village.
Com. Weinstein asked Mr. Shinkle to go back to scheme 1 and asked what was being
shown in the photo.
Mr. Shinkle noted that only two sectors are being shown because only two are being
installed. The third is for a future need.
Com. Weinstein clarified only two.
Com. Moodhe commented on the aesthetic lead T-Mobile has taken in Europe and
wishes T-Mobile would take the same approach in the United States. Additionally, Com.
Moodhe asked what the setback was on the sectors.
Mr. Shinkle responded that he could get the dimensions for the setback, but does not
have the numbers currently.
Com. Moodhe noted that it is not necessary. The building is unobtrusive and the
antennas will not be a problem.
The staff report was entered as exhibit one.
The public hearing was closed at 8:03 pm.
Com. Weinstein made a motion to recommend approval to the Village Board for the
purpose of mounting 3 wireless antennas on the roof of the building to exceed 5’ - 6” in
height from the top of the building located at 485 Half Day Road subject to the following
conditions:
1. The proposed antennas shall be install 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.
Com. Cohn seconded the motion.
3.B.1
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RESULT: RECOMMENDATION TO APPROVE [UNANIMOUS]
Next: 9/16/2019 7:30 PM
AYES: Moodhe, Cesario, Cohn, Goldspiel, Weinstein, Richards
ABSENT: Zill Khan, Amy Au
Regular Meeting
Other Matters for Discussion
Approval of Minutes
1. Planning and Zoning Commission - Regular Meeting - Aug 21, 2019 7:30 PM
RESULT: ACCEPTED [4 TO 0]
AYES: Adam Moodhe, Frank Cesario, Stephen Goldspiel, Kevin Richards
ABSTAIN: Matthew Cohn, Mitchell Weinstein
ABSENT: Zill Khan, Amy Au
Chairman's Report
Committee and Liaison Reports
Staff Report/Future Agenda Schedule
Deputy Community Development Director, Nicole Woods talked about the next meeting and the
variation request currently on the agenda. Ms. Woods also commented that staff is still working
on a framework for the Commission regarding recreational marijuana.
Public Comments and Questions
Adjournment
The meeting was adjourned at 8:07 PM
Chris Stilling
APPROVED BY ME THIS 4th DAY OF September , 2019
3.B.1
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Updated: 9/13/2019 1:35 PM Page 1
Information Item : Discussion Regarding Rules and Procedures for
Public Hearings and Public Comment
Recommendation of Action
Discussion
In light of a few new PZC members, staff, the Village Attorney and Chairperson Cesario will provide a
brief discussion and overview of the rules for public comments and public hearings.
ATTACHMENTS:
PZC Rules for public comment & public hearing_Nov 19, 2014 (PDF)
Trustee Liaison Staff Contact
Johnson Chris Stilling, Community Development
Wednesday, September 18,
2019
3.C.1
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3.C.1.a
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RULES FOR PUBLIC COMMENT AND PUBLIC HEARING
The Village of Buffalo Grove (“Village”) is an Illinois Municipal Corporation and Home
Rule unit of government pursuant to the Illinois Constitution of 1970.
The Village’s Boards and Commissions, including the Village of Buffalo Grove’s
Planning & Zoning Commission (“PZC”) are subject to the provisions of the Illinois Open
Meetings Act, 5 ILCS 120/1 et. seq.
The Illinois General Assembly has amended the Illinois Open Meetings Act (“Act”) by
adding Section 2.06(g) of that Act which provides, “Any person shall be permitted an
opportunity to address public officials under the rules established and recorded by the public
body” (5 ILCS 120/2.06(g)).
The PZC may adopt its own rules and regulations regarding comments made by the
public at its meetings that do not conflict with or alter any ordinance, resolution or other action
duly adopted by the Village President and Board of Trustees (collectively “Village Board”).
The PZC believes that communication between the public and the Commissioners is an
important and necessary function of the government.
The PZC believes that such comments should be made with decorum and should be
integrated into the PZC’s public meetings so as to allow for equal time for any person who
desires to address the PZC; and
The PZC finds that there are distinctions between those individuals wishing to make a
public comment as allowed by the Act and those individuals who testify during a public hearing.
3.C.1.a
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I. PUBLIC COMMENT
a. The PZC shall allow for an agenda item titled “Public Comment” on its agendas
during every public meeting. During the Public Comment portion of a meeting, any
persons who wish to address the PZC on any matter of public business, whether a
specific agenda item or not, may request recognition prior to the meeting or during
Public Comment.
b. During Public Comment each person who wishes to address the PZC shall have no
more than three (3) minutes to do so after they have been recognized by the
Chairperson, Vice Chairperson or Acting Chairperson (collectively referred to as
“Chairperson”) as the case may be of the PZC. No person shall speak more than one
time during a meeting. The Chairperson or a majority of the Commissioners present
may extend the limitation of time or grant additional time to individual speakers. The
Chairperson’s denial of or limitation on any request for an extension of time may be
overruled by a majority of those Commissioners present.
c. Public Comment shall last no more than 30 minutes at each meeting. The
Chairperson or a majority of the Commissioners present may extend Public Comment
or allow for public comments during a specific agenda item.
d. All persons addressing the PZC shall maintain decorum and refrain from personal
attacks of others. Questions or comments shall be limited to public business.
Comments supporting or opposing a person’s candidacy for elected office are
precluded.
e. Any member of the PZC may request information from a speaker after a speaker has
concluded his or her comments or after the three minute time period has lapsed;
however, a speaker shall not be required to provide any such information as a
condition for speaking during Public Comment.
f. Any failure to adhere to the provisions of this section, and any restriction or limitation
upon any speaker, shall not impair or affect any motion or other action of the PZC.
II. PUBLIC HEARING
a. Public hearings are not intended to fulfill the requirements of Public Comment.
Public hearings shall be conducted in accord with these rules and in the custom and
practice of the PZC (and the Plan Commission and Zoning Board of Appeals that
preceded the PZC).
b. No person shall be permitted to address the PZC during a portion of the meeting once
a public hearing has been declared open, except as determined by the Chairperson.
During a public hearing, the Chairperson may:
1. require testimony be provided in accordance with requirements of a public
hearing,
3.C.1.a
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2. limit comments to those matters relevant to the subject set forth in the notice of
public hearing,
3. limit the time each witness is allotted to give testimony,
4. invoke any other rule necessary to accomplish the purpose of said public hearing
while maintaining decorum and efficiency.
c. Witnesses, wishing to avail themselves of a public hearing, may be required:
1. to give testimony under oath,
2. to state his or her name,
3. to state his or her address prior to giving any testimony,
4. to be cross-examined and questioned by any member of the PZC, any party to the
public hearing or any other witness.
III. GENERAL PROVISIONS
a. Any ordinance, resolution or other action duly adopted by the Village Board that
conflicts with any of the above stated rules shall take precedence over the above
rules.
b. A majority of the PZC may suspend any or all of the above rules upon a motion,
second and affirmative vote made during an open meeting.
3.C.1.a
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