June 17, 2015 E-Packet

Transcription

VILLAGE OF
BUFFALO GROVE
Fifty Raupp Blvd
Buffalo Grove, IL 60089-2100
Phone 847-459-2530
AGENDA
BUFFALO GROVE PLANNING & ZONING COMMISSION
BUFFALO GROVE PLAN COMMISSION
June 17, 2015
7:30 P.M.
MEETING LOCATION:
Council Chambers, Buffalo Grove Municipal Building
50 Raupp Boulevard, Buffalo Grove, Illinois
______________________________________________________________________________
PUBLIC HEARING
SUBJECT:
Petition to the Village of Buffalo Grove to approve a special use for a school in the
Industrial Zoning District.
SUBJECT PROPERTY COMMON DESCRIPTION:
1358 Busch Parkway, Buffalo Grove, IL
______________________________________________________________________________
PUBLIC HEARING
SUBJECT:
Petition to the Village of Buffalo Grove for variation for a setback reduction to the
Village of Buffalo Grove Fence Code, Section 15.20.040, pertaining to Residential Districts. The Petitioner
is proposing to replace the existing three (3) foot wood picket fence with a four (4) foot black vinyl chain
link fence in the same location that encroaches into the thirty (30) foot required corner side yard
setback.
211 Thompson Boulevard, Buffalo Grove, IL
______________________________________________________________________________
PUBLIC HEARING
SUBJECT:
Petition to the Village of Buffalo Grove for a variation to the Sign Code, Section
14.16.010, pertaining to Residential Districts, for the purpose of allowing a ground sign on the
residentially zoned property. The petitioner is proposing the following variations:
1.
2.
3.
4.
Variation to exceed sixteen (16) square feet in area;
Variation to exceed five (5) feet in height;
Variation to not place the sign flat against the building, and,
Variation to allow the sign to be located within the required building setback area.
SUBJECT PROPERTY COMMON DESCRIPTION: James Fenimore Cooper Jr. High School
1050 West Plum Grove Road, Buffalo Grove, IL
______________________________________________________________________________
Page 1 of 2
REGULAR MEETING
1.
2.
3.
Call to Order
Roll Call
Approval of Minutes
A. Public Hearing and Regular Meeting of June 3, 2015
4.
5.
Committee and Liaison Reports
Matters for Discussion
A. 1358 Busch Parkway - Petition to the Village of Buffalo Grove to approve a special use
for a school in the Industrial Zoning District.
B. 211 Thompson Boulevard- Petition to the Village of Buffalo Grove for variation for a
setback reduction to the Village of Buffalo Grove Fence Code, Section 15.20.040,
pertaining to Residential Districts. The Petitioner is proposing to replace the existing
three (3) foot wood picket fence with a four (4) foot black vinyl chain link fence in the
same location that encroaches into the thirty (30) foot required corner side yard
setback.
C. 1050 West Plum Grove Road- Petition to the Village of Buffalo Grove for a variation to
the Sign Code, Section 14.16.010, pertaining to Residential Districts, for the purpose of
allowing a ground sign on the residentially zoned property.
D. 310 Half Day Road- Proposed special use for a drive-through facility (Tide Cleaners).
Workshop #1
6.
7.
8.
9.
10.
11.
Chairman’s Report
Future Agenda Schedule
Public Comments and Questions
Staff Report
New Business
Adjournment
BRIAN SHEEHAN
Building Commissioner
CHRISTOPHER STILLING
Community Development Director
The Village of Buffalo Grove, in compliance with the Americans With Disabilities Act (ADA), 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 847-459-2525 to allow the Village to make reasonable
accommodations for those persons.
Page 2 of 2
TO BE PUBLISHED 5/15/2015
Vika School
1358 Busch Parkway
VILLAGE OF
BUFFALO GROVE
Fifty Raupp Blvd
Phone 847-459-2525
NOTICE OF PUBLIC HEARING
PUBLIC NOTICE IS HEREBY GIVEN that a public hearing will be held by the Buffalo Grove Planning & Zoning
Commission on Wednesday, June 3, 2015 at 7:30 P.M. in the Council Chambers, Buffalo Grove Municipal
Building, 50 Raupp Boulevard, Buffalo Grove, IL concerning the following matter:
SUBJECT:
Petition to the Village of Buffalo Grove for approval of a special use for a school in the
Industrial District.
The petitioner is proposing a private school in a 2,566 square foot tenant space located at 1358 Busch
Parkway.
PETITIONER:
Quality Engineering Education, Inc. dba Vika School
Victoria Kofman
464 Ridgewood Lane
Buffalo Grove, IL 60089
SUBJECT PROPERTY LEGAL DESCRIPTION:
Lots 83 to 87 in the Corporate Grove, being a subdivision of
portions of Sections 26 and 27, Township 43 North, Range 11 East of the Third Principal Meridian, according
to the plat thereof recorded August 22, 1984 as Document 2305059, in Lake County, Illinois.
Also known as:
Lots 83 to 87 in the Corporate Grove, being a subdivision of part of the southwest quarter of Section 26 and
part of Section 27, Township 43 North, Range 11 East of the Third Principal Meridian, according to the plat
thereof recorded August 22, 1984 as Document 2305059, in Lake County, Illinois.
1358 Busch Parkway, Buffalo Grove, IL
(PIN 15-27-403-007)
Documents submitted by the petitioner for the public hearing concerning this petition are on file with the
Village Clerk and the Community Development Department, 50 Raupp Boulevard, and may be examined by
any interested persons. Anyone with questions concerning the hearing may contact Julie Kamka, Deputy
Village Clerk, 847-459-2530.
All persons present at the public hearing will be given the opportunity to be heard.
Dated this 13th day of May, 2015.
Eric Smith, Chair
Buffalo Grove Planning & Zoning Commission
VILLAGE OF BUFFALO GROVE
PLANNING & ZONING COMMISSION
STAFF REPORT
MEETING DATE:
June 17, 2015
SUBJECT PROPERTY LOCATION:
1358 Busch Parkway
PETITIONER:
Victoria Kofman, PhD
Victoria’s Charter School
PREPARED BY:
Christopher Stilling, Director of Community Development
REQUEST:
A special use for a private elementary school in the “I”
Industrial Zoning District
EXSITING LAND USE AND ZONING:
The property is improved with two (2) single-story multi-tenant
office buildings totaling 52,000 square feet located in the “I”
Industrial Zoning District.
COMPREHENSIVE PLAN:
The 2009 Village Comprehensive Plan calls for this property
to be Industrial
PROJECT BACKGROUND
The petitioner, Dr. Victoria Kofman, is seeking to open a private elementary school in a vacant 2,566
square foot tenant space located at 1358 Busch Parkway. Dr. Kofman currently operates a tutoring
center and has outgrown her existing space at 1067 Lake Cook Road, Wheeling, IL. Pursuant to the
Zoning Ordinance, private elementary schools in the “I” District require a special use.
PLANNING & ZONING ANALYSIS
The following is an analysis of their request:
Operations
 The existing vacant tenant space is 2,566 square feet in area.
 The proposed use would operate as a private elementary school and offer pre-K to 8th grade
curriculum, in compliance with the Illinois State Board of Education.
 The proposed use would also include after school and weekend activities including tutoring and
a workspace for completing homework.
 The facilities operations will be open from 7AM to 10PM on weekdays and 8AM to 8PM on
weekends. However, the school would operate from 8AM to 3:30PM with a maximum
occupancy of 49 students and teachers. The petitioner has indicated that the maximum number
of teachers/employees would not exceed 7.
 The existing tenant space includes six (6) rooms that will be used for classrooms. Students would
be grouped according to their performance rather than by their age.
 No food would be provided for the students. Students would be required to bring their own
lunches.
Parking
 Pursuant to the Zoning Ordinance, an elementary school (pre-K-8th) requires 1 space per
employee. The petitioner is proposing to have up to 7 teachers/employees at maximum
capacity. Therefore seven (7) parking spaces are required.
 Pursuant to the lease, the petitioner will have seven (7) spaces for its use.
 The overall property has approximately 150 spaces throughout the entire development. The
petitioner has provided a list of tenants in the entire development which show 94 spaces
allotted to the other tenants. Therefore, there are approximately 49 spaces open for overflow.
 Staff finds that the existing development will have sufficient parking to accommodate the
proposed use.
Drop-off/Pick-up
 Drop-off/pick-up would occur in front of the unit space; however some parents may park and
escort their children inside.
 The petitioner has indicated that students will have staggered drop-off/pick-up and that an
employee will be assigned to monitor and assist with drop-off/pick-up.
 Staff finds that location of the tenant space is favorable to drop-off/pick-up since the unit is near
the end of the building and there are no parking spaces obstructing the entrance into the
school.
DEPARTMENTAL REVIEWS
None
SURROUNDING PROPERTY OWNERS
Pursuant to Village Code, the surrounding property owners within 250’ 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, no comments have been received from the public concerning this project.
STANDARDS
Pursuant to the Zoning Ordinance, the proposed use does require a Special Use for a private school in
the “I” Industrial District. The following criteria shall be met:
1. The special use will serve the public convenience at the location of the subject property; or the
establishment, maintenance or operation of the special use will not be detrimental to or
endanger the public health, safety, morals, comfort, or general welfare;
2. The location and size of the special use, the nature and intensity of the operation involved in or
conducted in connection with said special use, the size of the subject property in relation to such
special use, and the location of the site with respect to streets giving access to it shall be such
that it will be in harmony with the appropriate, orderly development of the district in which it is
located;
3. The special use will not be injurious to the use and enjoyment of other property in the immediate
vicinity of the subject property for the purposes already permitted in such zoning district, nor
substantially diminish and impair other property valuations with the neighborhood;
4. The nature, location and size of the buildings or structures involved with the establishment of the
special use will not impede, substantially hinder or discourage the development and use of
adjacent land and buildings in accord with the zoning district within which they lie;
5. Adequate utilities, access roads, drainage, and/or other necessary facilities have been or will be
provided;
6. Parking areas shall be of adequate size for the particular special use, which areas shall be
properly located and suitably screened from adjoining residential uses, and the entrance and exit
driveways to and from these parking areas shall be designed so as to prevent traffic hazards,
eliminate nuisance and minimize traffic congestion in the public streets.
Included in the petitioner’s information is a detailed response to the standards. Staff finds that the
petitioner has met the required standards for the special use.
STAFF RECOMMENDATION
Staff recommends approval of the special use for a private elementary school located at 1358 Busch
Parkway, subject to the following conditions:
1. The special use as a private elementary school is granted to Victoria’s Charter School (as
ownership is currently constituted) and said special use does not run with the land.
2. The maximum number of students and teachers shall not exceed 49 persons.
ACTION REQUESTED
The Planning & Zoning Commission (PZC) shall open the public hearing and take public testimony
concerning the special use. The PZC shall make a recommendation to the Village Board.
ATTACHMENTS
1. Location map
2. Aerial
3. Petition for a special use (5-pages)
4. Petitioner’s letter (4-pages)
5. Petitioner’s response to the special use standards (2-pages)
6. Site Plan
7. Floor plan
8. Tenant list
Page 1 of 1
Attachment 1
https://apps.gisconsortium.org/arcgisoutput/_ags_eba33647-84ea-4d20-9393-9e60654a863... 5/11/2015
Page 1 of 1
Attachment 2
https://apps.gisconsortium.org/arcgisoutput/_ags_057ceb53-4856-4976-88ee-c80081ab6ed... 5/11/2015
Attachment 3
Attachment 4
Attachment 5
Supplementary materials Special use application of Victoria’s Charter School1 for opening a school at 1358 Busch Parkway, Buffalo Grove, IL 1. The special use will serve the public convenience at the location of the subject property; or the establishment, maintenance or operation of the special use will not be detrimental to or endanger the public health, safety, morals, comfort, or general welfare; The proposed special use will contribute into increasing quality of education both in Buffalo Grove, IL, and US globally. The school will provide more opportunities for the children in terms of STEM (Science, technology, and Math education) because the school will provide rigorous curriculum with concentration on STEM subjects. In addition, the school will pilot new progressive methods of education that will benefit other educational organization in IL and other states as well. All operations of the school will be performed based on IL standards on education, public health, safety, morals, comfort, and general welfare. 2. The location and size of the special use, the nature and intensity of the operation involved in or conducted in connection with said special use, the size of the subject property in relation to such special use, and the location of the site with respect to streets giving access to it shall be such that it will be in harmony with the appropriate, orderly development of the district in which it is located; The location, 1358 Busch Parkway, is suitable for running a small school. The school will not interfere with the activities run in other units of the building and with the activities run in nearby buildings. 3. The special use will not be injurious to the use and enjoyment of other property in the immediate vicinity of the subject property for the purposes already permitted in such zoning district, nor substantially diminish and impair other property valuations with the neighborhood; The school will not run activities that can be injurious to the use and enjoyment of other property in the immediate vicinity of the subject property for the purposes already permitted in such zoning district. We believe also that when the business will develop to its potential, and the school will become popular, it might increase the value of property in Buffalo Grove. 1 before changing the name in the application, the applicants name was Quality Engineering Education, Inc.-‐ DBA Vika School 4. The nature, location and size of the buildings or structures involved with the establishment of the special use will not impede, substantially hinder or discourage the development and use of adjacent land and buildings in accord with the zoning district within which they lie; The school will be placed in one unit of an existing building. It will not hinder or discourage the development and use of adjacent land and buildings in accord with the zoning district within which they lie. 5. Adequate utilities, access roads, drainage, and/or other necessary facilities have been or will be provided; The unit already has adequate utilities, access roads, and other necessary facilities. Additional facilities are not needed. Inside of the unit, all required for the special use minor adjustments will be made. 6. Parking areas shall be of adequate size for the particular special use, which areas shall be properly located and suitably screened from adjoining residential uses, and the entrance and exit driveways to and from these parking areas shall be designed so as to prevent traffic hazards, eliminate nuisance and minimize traffic congestion in the public streets. The unit has sufficient parking space to accommodate personnel. In time-‐periods when the parents will bring the students to the school or pick them up from the school, the assigned employee will guide the traffic. The parents will be delivering children moving in one designated direction to prevent traffic hazards, eliminate nuisance and minimize traffic congestion. Victoria Kofman June 11, 2015 Attachment 6
Attachment 7
Attachment 8
ADDRESS
TENANT
ALLOTTED
PARKING
HOURS OF
OPERATION
1300 - 1308
MEDICAL ASSOC. OF
THE NORTH SHORE, SC
5 reserved
Mon. - Sat. 8:00 - 8:00
30 unreserved
1310
PRAIRIE KRAFT
8 unreserved
Mon. - Thur. 4:00 - 10:00
Fri. - Sun. 2:00 - 11:00
1318 - 1320
SST FORM.
8 unreserved
Mon. - Fri. 6:00 - 6:00
1330
VACANT
1340
CROWN TROPHY
6 unreserved
Mon., Tue, Wed, Fri. 9:00 - 5:30
Thur. 9:00 - 7:00
Sat. 9:00 - 12:00
1348
MIR TACTICAL
5 unreserved
1350
VACANT
1358
VACANT
1360
SUHNER, MFG., INC.
4 unreserved
Mon. - Sun. 8:00 - 5:00
1368
UNITED CAMERA & BINOCULAR
7 unreserved
Mon. - Sun. 8:00 - 5:00
1370
DIPLOMAT SPECIALTY
PHARMACY
7 unreserved
Mon. - Fri. 9:00 - 6:00
1380
VACANT
1388
SONOMA ORTHOPEDIC
8 unreserved
Mon. - Fri. 8:00 - 5:00
1390
GEOCOMP CORPORATION
6 unreserved
Mon. - Fri. 7:30 - 5:00
1398
VACANT
GREEN RESIDENCE, 211 THOMPSON BOULEVARD
TO BE PUBLISHED JUNE 1, 2015
VILLAGE OF
BUFFALO GROVE
Fifty Raupp Blvd
Phone 847-459-2525
PUBLIC NOTICE IS HEREBY GIVEN that a Public Hearing will be held by the Buffalo Grove
Planning & Zoning Commission on Wednesday, June 17, 2015 at 7:30 P.M. in the Council
Chambers, Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, IL concerning
the following matter:
SUBJECT:
Petition to the Village of Buffalo Grove for variation for a setback reduction to
the Village of Buffalo Grove Fence Code, Section 15.20.040, pertaining to Residential Districts.
The Petitioner is proposing to replace the existing three (3) foot wood picket fence with a four
(4) foot black vinyl chain link fence in the same location that encroaches into the thirty (30) foot
required corner side yard setback.
PETITIONER: Jeffrey and Gail Green
211 Thompson Boulevard
SUBJECT PROPERTY LEGAL DESCRIPTION: Lot 22 in Block 8 in Old Farm Village Unit No. 8, being
a Subdivision of the north ½ of Section 28, Township 43 north, Range 11, east of the Third
Principal Meridian, according to the Plat thereof recorded June 19, 1987 as Document No.
2580876, in the Village of Buffalo Grove, Lake County, Illinois.
SUBJECT PROPERTY COMMON DESCRIPTION: 211 Thompson Boulevard, Buffalo Grove, IL 60089
Documents submitted by the petitioner for the public hearing concerning this petition are on
file with the Village Clerk and the Department of Building & Zoning, 50 Raupp Boulevard, and
may be examined by any interested persons. Anyone with questions concerning the hearing
may contact Brian Sheehan, Building Commissioner, 847-459-2530.
Eric Smith
STAFF REPORT
MEETING DATE:
June 17, 2015
211 Thompson Boulevard
PETITIONER:
Jeffrey & Gail Green
PREPARED BY:
Brian Sheehan, Building Commissioner
REQUEST:
A variation to install a fence that would be located within the
corner side yard setback area
The property is improved with a single family home currently
zoned R4
COMPREHENSIVE PLAN:
The 2009 Comprehensive Plan calls for this property and the
immediate neighborhood to be single family detached
PROJECT BACKGROUND
The Petitioner is proposing to replace the existing three (3) foot wood picket fence with a four (4) foot
black vinyl chain link fence in the same location that encroaches into the thirty (30) foot required corner
side yard setback. Section 15.20.040.B. of the Village Fence Code regulates fences on corner lots as
follows:
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.
In this case, the building setback line for the required corner side yard setback along Winston Drive is 30
feet.
The petitioners are proposing a four (4) foot
high black vinyl chain link fence (photo
attached) which would extend into the
corner side yard setback along Winston
Drive. The fence would run parallel to the
sidewalk along the property line and
continue to the rear property line. The
proposed fence would be installed in the
same location as the existing fence.
Village Department
Engineering
Comments
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.
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, no
comments have been received from the public concerning this project.
STANDARDS
The Planning & Zoning Commission is authorized to grant variations of the Fence Code based on the
following criteria:
1. The plight of the owner is due to unique circumstances;
2. The proposed variation will not alter the essential character of the neighborhood;
3. There are practical difficulties or particular hardships in carrying out the strict letter of this
Chapter which difficulties or hardships have not been created by the person presently having an
interest in the property; and,
4. The proposed variation will not be detrimental to the public health safety and welfare.
Petitioners Response to the Variation Standards:
The petitioner has provided the following response to the standards for a variation:
1. The plight of the owner is due to unique circumstances.
Petitioner’s response: “I own 3 dogs. Through the years, 2 stray dogs have been able to jump my 3
foot fence and come into my yard. Once, one of my dogs was able to jump out of my yard. On one
occasion, a deer had jumped my fence and into my yard. Also, with the increase in numbers of
coyotes in the village and surrounding areas, I believe that an additional 12 inches will help
discourage them from entering my yard.”
2. The proposed variation will not alter the essential character of the neighborhood;
Petitioner’s response: “I think the most important essential element defining the “character” of a
neighborhood is how much pride a property owner has in the appearance of their property. A
fence by itself will not define the “character” of a neighborhood. If a fence is well maintained it
will not detract from the “character” of a neighborhood as long as long as the residents care
about the overall appearance of their home. I have seen all types of fencing in Buffalo Grove –
Board-on-board, lattice, dog ear, chain link, galvanized, etc. However it is the appearance of the
residence that I see first as I imagine most people do. I think my fence will add to the overall
appearance of my home.”
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;
Petitioner’s response: “The fence is currently, I believe, 22 years old and is in great need of
replacement. If I had to strictly follow the current zoning ordinance the cost of landscaping would
be prohibitive.”
4. Criteria 4: The proposed variation will not be detrimental to the public health safety and
welfare;
Petitioner’s response: “The fence will not obstruct the view of any driver, whether backing from a
driveway or turning onto Winston from Thompson. Additionally, the fence will provide complete
visibility to my yard should the police need to see in my yard. The fence will not prevent quick
access to my yard so the police and fire personnel can come in the yard rapidly. The fence will
deter dogs from entering my yard by jumping the fence and will also help prevent my dogs from
exiting the yard by jumping the fence.”
Staff recommends approval of the variation.
ACTION REQUESTED
concerning the variation. The PZC shall make a final decision on whether or not to approve the variation.
ATTACHMENTS
1. Location map
2. Aerial photo of site
3. Application for variation
4. Plat of Survey
5. Proof of ownership (2 pages)
6. Petitioners Letter
7. Photo depicting black vinyl chain link style fencing
8. Petitioner’s response to the variation standards (2-pages)
Page 1 of 1
Attachment 1
https://apps.gisconsortium.org/arcgisoutput/_ags_6dda6b3b-7453-4f42-b2bf-15798700af3...
6/10/2015
Page 1 of 1
Attachment 2
https://apps.gisconsortium.org/arcgisoutput/_ags_dce533ab-ca42-4bc8-bac0-9fbd522d2aea... 6/10/2015
Attachment 3
Fence to be
located 1 foot 2
inches from the
sidewalk
Attachment 4
Attachment 5 - 3 pages
Attachment 6
Attachment 7
Attachment 8
Cooper Middle School
1050 Plum Grove Circle
TO BE PUBLISHED MAY 30, 2015
VILLAGE OF
BUFFALO GROVE
Fifty Raupp Blvd
Phone 847-459-2525
PUBLIC NOTICE IS HEREBY GIVEN that a Public Hearing will be held by the Buffalo Grove
Planning & Zoning Commission on Wednesday, June 17, 2015 at 7:30 P.M. in the Council
Chambers, Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, IL concerning
the following matter:
SUBJECT:
Petition to the Village of Buffalo Grove for variation to the Sign Code, Section
14.16.010, pertaining to Residential Districts, for the purpose of allowing a ground sign on the
residentially zoned property. The petitioner is proposing the following variations:
1. Variation to exceed sixteen (16) square feet in area;
2. Variation to exceed five (5) feet in height;
3. Variation to not place the sign flat against the building, and,
4. Variation to allow the sign to be located within the required building setback area.
PETITIONER: Community Consolidated School District 21
Cooper Middle School
1050 Plum Grove Road
SUBJECT PROPERTY LEGAL DESCRIPTION: The south 300.00 feet of Lot “C” together with the
north 114.00 feet of the south 414.00 feet of the east 450.00 feet of Lot “C” in Strathmore in
Buffalo Grove, Unit 1, being a re-subdivision certain lots and vacated streets in Arlington Hills in
Buffalo Grove, being a subdivision in Sections 5 and 6 and of sundry tracts of land in the west
half of said Section 5 all in Township 42 north, Range 11, east of the Third Principal Meridian, in
Cook County, Illinois.
SUBJECT PROPERTY COMMON DESCRIPTION: James Fenimore Cooper Jr. High School
1050 West Plum Grove Road, Buffalo Grove, IL 60089
Documents submitted by the petitioner for the public hearing concerning this petition are on
file with the Village Clerk and the Department of Building & Zoning, 50 Raupp Boulevard, and
may be examined by any interested persons. Anyone with questions concerning the hearing
may contact Brian Sheehan, Building Commissioner, 847-459-2530.
Eric Smith
STAFF REPORT
MEETING DATE:
June 17, 2015
1050 Plum Grove Circle (Cooper Middle School)
PETITIONER:
Michael Sauer-Authorized Agent
Community Consolidated School District 21
PREPARED BY:
Brian Sheehan, Building Commissioner
REQUEST:
A variation for a ground sign
The property is improved with a public middle school and is
zoned R5
COMPREHENSIVE PLAN:
The 2009 Comprehensive Plan calls for this property to be
public/semi-public
PROJECT BACKGROUND
The petitioner, Community Consolidated School District 21, is requesting a variance to allow the
installation of a new ground sign at 1050 Plum Grove Circle. The proposed new sign would be located at
the northeast corner of Arlington Heights Road and Plum Grove Circle. The following sections of the Sign
Code pertain to the requested sign:
14.16.010 - Residential districts. Within any residential district, signs or nameplates are permitted as
follows:
C. For nonresidential uses, one identification sign for each developed parcel not exceeding a total
of sixteen square feet in area for all signs and subject to all permit requirements.
E. All signs shall be placed flat against a building or designed as part of an architectural feature
thereof except that signs may be detached if they do not exceed a height of five feet nor project
into any required building setback area.
Based on the above requirements, the following variations are requested:
1.
2.
3.
4.
Variation to exceed sixteen (16) square feet in area;
Variation to exceed five (5) feet in height;
Variation to not place the sign flat against the building, and,
Variation to allow the sign to be located within the required building setback area.
Design
 The proposed sign would be a monument style sign that would be 8.6’ in height and 32 square
feet in area.
 The sign would identify the name of the school and provide the address.


The sign would be constructed of brick with a stone fascia.
Landscaping would be provided around the base of the sign. The landscaping would mostly
include ground covers and other types of plant material that are less than 3’ in height.
Location
 The sign would be located at the northeast corner of Arlington Heights Road and Plum Grove
Circle and would replace the existing sign (different location).
 The proposed sign would be setback 10’ from the southern property line (Plum Grove Circle)
and 15’ from Arlington Heights Road.
For comparative purposes, signage on a
commercially zoned property in Buffalo Grove
requires a 10’ setback from the lot lines. When
applying the commercial requirements to the
proposed sign location, a 10’ setback for a sign
would create a clear line of sight requirement of
20’. This is consistent with how other
communities regulate clear line of sight. Based
on the proposed setback of 15’ from Arlington
Heights Road and 10’ from Plum Grove Circle,
the proposed sign would not create a sight
obstruction.
Clear Line of Sight Illustration
20’
20’
20’
20’
Clear Line of Sight
“Clear line of sight” areas are triangular-shaped
areas adjacent to intersecting, improved rights-ofway, private streets, or access drives maintained
to preserve clear visibility at the intersection.
While Buffalo Grove’s Code does not have specific
criteria concerning “clear line of sight”, a typical
clear line of site of 20’ is used to regulate sight
obstructions.
Proposed Sign Location
The property has been posted with the public
hearing notice and the adjacent property owners
have been notified as required. The Village has
received a number of public contact’s
concerning this variance request. Many of the
contacts were inquiries to obtain additional information on the details of the request and offered no
opinion either positive or negative. However, there were a few residents who voiced concerns with the
location and height of the sign in relation to the intersection of Plum Grove Circle and Arlington Heights
Roads. To date, staff has not received any written comments concerning the request.
Village Department
Comments
Engineering
The Village Engineer has reviewed the sign location and does not have any
engineering or line of sight concerns with the proposed location of this sign.
STANDARDS
The Planning & Zoning Commission is authorized to grant variations of the Fence Code based on the
following criteria:
A. Except for Prohibited signs (Chapter 14.32), the Village Planning & Zoning Commission may
recommend approval or disapproval of a variance from the provisions or requirements of this
Title subject to the following:
1. The literal interpretation and strict application of the provisions and requirements of this
Title would cause undue and unnecessary hardships to the sign user because of unique or
unusual conditions pertaining to the specific building, parcel or property in question; and
2. The granting of the requested variance would not be materially detrimental to the property
owners in the vicinity; and
3. The unusual conditions applying to the specific property do not apply generally to other
properties in the Village; and
4. The granting of the variance will not be contrary to the purpose of this Title pursuant to
Section 14.04.020
B. Where there is insufficient evidence, in the opinion of the Planning & Zoning Commission, to
support a finding under subsection (A), but some hardship does exist, the Planning & Zoning
Commission may consider the requirement fulfilled if:
1. The proposed signage is of particularly good design and in particularly good taste; and
2. The entire site has been or will be particularly well landscaped.
Staff finds that the proposed sign would not create a line of sight obstruction and feels that the new sign
would be a visual improvement from the existing sign. Therefore, staff recommends approval of the
variation.
ACTION REQUESTED
concerning the variation. The PZC shall make a recommendation to the Village Board.
ATTACHMENTS
1. Location map
2. Aerial photo of site
3. Application for variation
4. Plat of Survey
5. Sign plans
6. Petitioners Letter (2-pages)
7. Authorization letter (2-pages)
Page 1 of 1
Attachment 1
https://apps.gisconsortium.org/arcgisoutput/_ags_bfd99ed2-4d2f-4be0-84bd-8b00fe959d34.... 6/4/2015
Page 1 of 1
Attachment 2
Sign
https://apps.gisconsortium.org/arcgisoutput/_ags_aecd33d2-2541-4c4a-b67a-2523b3333c64... 6/4/2015
Attachment 3
Attachment 4
Attachment 5
Attachment 6
Attachment 7
Village of Buffalo Grove
Planning & Zoning Commission
Public Hearing
Date: June 3, 2015
Location: Village Hall
Chairman Smith called the hearing to order at 7:30pm in the Village Council Chambers,
Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
Chairman Smith read the Notice of Public Hearing, explained the procedure to be
followed for the public hearings.
Roll Call
Present: Commissioners Cesario, Cohn, Goldspiel, Johnson, Weinstein, and
Chairman Smith
Absent: Commissioner Khan, Lesser, Shapiro
Also Present: Mr. Les Ottenheimer, Village Trustee; Mr. Jeff Berman, Village
Trustee; Mr. Brian Sheehan, Village Building Commissioner; Mr.
William Raysa, Village Attorney; Ms. Nicole Woods, Village Planner;
Mr. Christopher Stilling, Community Development Director.
Subject: Petition to the Village of Buffalo Grove for variation to the Village of Buffalo
Grove Fence Code, Section 15.20.040, pertaining to Residential Districts, for the purpose
of replacing the existing five (5) foot scalloped picket fence with a six (6) foot board on
board fence in the same location, fifteen (15) feet beyond the building setback line along
Brandywyn Court.
Subject Property Common Description: 1100 Brandywyn Court, Buffalo Grove, IL
60089
Chairman Smith swore in all persons who wished to give testimony – Tom Brubeck (on
behalf of his father, Harry Brubeck). Mr. Brubeck said that this was a simple issue of a
20-year-old fence needing to be replaced. The road behind the house was busier than it
had been previously.
Commissioner Goldspiel asked where the proposed fence would be placed. Mr. Brubeck
said that this would be in the same location due to the greenery in the area.
Commissioner Goldspiel asked for confirmation regarding no utility line-of-sight
conflicts. Mr. Sheehan said that these were parameters that were looked at by
triangulating from the intersection. He would get these specifications from the Village
Engineer and would provide this at the next meeting.
Buffalo Grove Planning & Zoning Commission – Public Hearing – June 3, 2015
Page 1
Commissioner Weinstein asked for confirmation that Baxter Credit Union was not the
owner. This would be clarified and the petition would be updated.
Commissioner Cesario asked if there were any comments from neighbors. Mr. Sheehan
said nothing had been received. Mr. Brubeck also added that he had not heard anything.
Chairman Smith entered Brian Sheehan’s memo, dated May 26, 2015 as Exhibit
One.
There being no further comments or questions from anyone else present, Chairman Smith
closed the public hearing.
Respectfully submitted,
Laura Griffith
Recording Secretary
Karick & Associates
Page 2
Public Hearing
Date: June 3, 2015
Chairman Smith called the hearing to order at 7:30pm in the Village Council Chambers,
Chairman Smith read the Notice of Public Hearing, explained the procedure to be
followed for the public hearings.
Roll Call
Chairman Smith
Subject: Petition to the Village of Buffalo Grove to approve a special use in the Industrial
Zoning District.
Subject Property Common Description: 1358 Busch Parkway, Buffalo Grove, IL 60089
Commissioner Weinstein moved to continue the public hearing to the June 17, 2015
Planning & Zoning Commission Meeting at 7:30pm in the Buffalo Grove Municipal
Building at 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissner Cohn seconded
the motion.
Aye: Cesario, Cohn, Goldspiel, Johnson, Weinstein, Smith
Nay: None
Abstain: None
The motion carried 6:0:0.
Laura Griffith
Recording Secretary
Karick & Associates
Page 1
Regular Meeting
Date: June 3, 2015
Chairman Smith called the meeting to order at 7:38pm in the Village Council Chambers,
Roll Call
Chairman Smith
Minutes
Regular Meeting Minutes – May 20, 2015
Commissioner Johnson moved to approve the regular meeting minutes from the May 20,
2015 meeting. Commissioner Cesario seconded the motion.
Aye: Cesario, Cohn, Johnson, Weinstein, Smith
Nay: None
Abstain: Goldspiel
Public Hearing Minutes – May 20, 2015
Commissioner Weinstein moved to approve the public hearing minutes from the May 20,
2015 meeting. Commissioner Johnson seconded the motion
Aye: Cesario, Cohn, Johnson, Weinstein, Smith
Nay: None
Abstain: Goldspiel
Committee and Liaison Reports
Commissioner Goldspiel said that he attended the May 18 Village Board meeting. He
said that Staff seemed to cover what was discussed, but if there were any questions to let
him know.
Buffalo Grove Planning & Zoning Commission – Regular Meeting –June 3, 2015
Page 1
Matters for Discussion
1100 Brandywyn Court
Commissioner Weinstein moved to grant the petition submitted for variation to the
Village of Buffalo Grove Fence Code, Section 15.20.040, pertaining to Residential
Districts, for the purpose of replacing the existing five (5) foot scalloped picket fence
with a six (6) foot board on board fence in the same location, fifteen (15) feet beyond the
building setback line along Brandywyn Court. Commissioner Johnson seconded the
motion.
Commissioner Johnson said that she was in favor of the variation because of the hardship
of backing up to a busy road, and it was masked by the existing landscaping.
Nay: None
Abstain: None
55 West Dundee, Proposed Used Car Sales
Mr. Stilling said that the new owner of the auto center had contacted the Village
regarding the ability to sell approximately seven used vehicles. This use was no longer in
compliance with current zoning. Prior to proceeding, he wanted to get feedback from the
commission to determine what type of information would be needed when the public
hearing came through.
Robby Patel said that he wanted his business to have a whole package of washing,
repairing, and selling cars. There was not a lot of parking space, so he only anticipated
selling five or six vehicles at a time with only a few visible and the rest in storage.
Commissioner Goldspiel said that one proposal was for a zoning ordinance amendment
that would allow for sale of used cars in the B2 District – he was not in favorite of that.
He understood talking about this as a special use. He said that Dundee Road was the
commercial main street, and over the years, the Village had tried to keep this an upscale
area. He did not feel that used car sales would contribute to that.
Commissioner Cesario did not have a definitive opinion; however, he did say that
Dundee Road had car sales on it currently. When this property had come before the
commission previously, there had been concerns about the number of vehicles and traffic
flow. He would be interested in seeing how this would fit in with the current layout to
avoid any type of traffic backups. Mr. Patel said that he would provide a sketch showing
which parking spots would be used for this. There was some discussion regarding
whether signage would be needed on the cars for sales. Mr. Patel said that he would
follow the Village’s guidelines and recommendation. Commissioner Cesario asked if
selling five to seven cars would be worth it. Mr. Patel said that he had previously fixed
cars and put them for sale; however, he wanted to do this properly through the Village.
Page 2
Chairman Smith asked what Commissioner Cesario’s opinion was on the text
amendment. Commissioner Cesario said that he was focused only on the special use. He
would have to see if this was an appropriate need in the Village, and – if so - would
entertain the idea.
Commissioner Johnson suggested providing more detailed information as there had
previously been concerns regarding employee parking and use.
Commissioner Cesario asked Staff what the Rohrman Auto zoning was. It was noted that
this would be B-4 (as was Lux). He asked if it was possible for this parcel to be B-4. Mr.
Stilling said that this would have to be looked into. At this time, Staff would recommend
a special use if pursuing this.
Commissioner Cohn asked if there had been any discussions with the neighbors on this.
Mr. Patel had not, and Commissioner Cohn requested that he do so.
Commissioner Weinstein said that he was open to the idea. He did not feel that adding a
used car portion would detract from the current use.
Commissioner Goldspiel felt that auto repair had a different feel than selling used cars.
He understood a new card dealership to have a different feel. He also did not think that
there was enough space to have this be a successful endeavor.
Chairman Smith said that the property seemed to already be cluttered with the number of
cars on site.
Mr. Patel said that he did not intend to make this a used car facility. He just wanted to
sell a couple cars and allow some to be available for viewing. Commissioner Goldspiel
asked if this was an accessory to the auto repair facility. Mr. Stilling said that it had been
considered to add accessories allowed to auto repair facility to this zoning.
Commissioner Cohn was concerned about some of the vacant lots in the area, so he felt
that if this was done at all – it should only be allowed as ancillary. However, he was
concerned about someone having a small auto repair facility and adding on a large used
car business. Mr. Stilling said that he would consult with Mr. Raysa on this to determine
how primary use could be established. There was some discussion regarding how much
use would be required to be auto repair.
Chairman Smith asked for a summary on being open to entertaining the special use.
Commissioner Cohn said he would entertain it with qualifications; Commissioner
Goldspiel would entertain it but did not want to degrade the area; Commissioner Johnson
would entertain it with more information but was leery about setting a precedent.
Chairman Smith said the petitioner should go forward with obtaining and submitting
additional information. Mr. Patel would speak with the neighbors as well as provide a
Page 3
detailed survey. Mr. Stilling added that the staff report for the public hearing would be
more detailed as well to discuss conditions further.
Chairman’s Report
None
Future Agenda Schedule
Mr. Stilling said that there were four items upcoming – a fence variation at 211
Thompson, a variation for Cooper Middle School for a free standing sign (line of sight to
be a discussion point for this); the continued case of a school use in industrial zoning; and
the Tide Cleaners at Woodmans Shopping Center (a few issues still being discussed).
There was some discussion regarding traffic flow and stacking on the Tide Cleaners
property. This might be a workshop on the June 17.
Public Comment and Questions
None
Staff Report
None
New Business
With the Cooper Middle School case, Commissioner Goldspiel wanted to know what part
of that property belonged to the school district versus the park district. Mr. Sheehan said
that there had been some confusion about the placement of the sign; it would be verified
for the next meeting, but the sign should be completely on school district property.
Adjournment
At 8:08pm, Commissioner Cesario moved to adjourn the meeting. Commissioner Cohn
seconded the motion.
Nay: None
Abstain: None
Laura Griffith
Recording Secretary
Karick & Associates
Page 4
VILLAGE OF
BUFFALO GROVE
TO:
FROM:
Christopher Stilling, Director of Community Development
DATE:
June 12, 2015
SUBJECT:
Proposed Tide Cleaners Drive-Through at 310 Half Day Road- Workshop #1
Background
Tide Cleaners is preparing their application for a Special Use for a drive-through at 310 Half Day Road in
the Woodland Commons Shopping Center. As part of the enhancements to the shopping center, Tide is
proposing to relocate into a portion of the existing Fitness 19 space located at the east end of the
shopping center. Fitness 19 will be relocating into the old Coldwell Banker space. Prior to finalizing their
application, both staff and Tide Cleaners are seeking feedback from the Planning & Zoning Commission
(PZC) concerning the special use for the drive-through. The following is a brief summary of their
proposed plans:
Operations
 The proposed use would include a new Tide Dry Cleaners located in a 3,000 square foot tenant
space. The proposed dry cleaning use is permitted in the B3 District.
 As part of Tide’s operation, they are offering a “Valet Service” where customers can drive-up
and an employee will come out to your vehicle to pick up or return your clothes.
 The drive-through would require a few parking spaces to be removed. After an initial review, the
shopping center will still exceed the minimum number of parking spaces required by Village
Code.
 Customers can also enter the building to drop-off and pick-up their clothes at the main entrance
on the south side of the tenant space. Those customers will be expected to park in existing
parking spaces.
 Tide will also offer 24-hour service where customers can access lockers to drop-off or pick-up
clothes. Transactions would occur via a kiosk.
 A similar facility recently opened in Naperville at 2940 Show Place Dr. Additional information
and videos discussing their operations can be found at the links below:
o Overview of Tide Dry Cleaners - https://www.youtube.com/watch?v=FwJR0yNkx8c
o In depth view of how Tide Dry Cleaners is different from other dry cleaners –
https://www.youtube.com/watch?v=YAosBqtziC8
 Explanation of the drive thru valet operation (2:45 time mark)
 Shows how the Kiosk works (around 3:40 time mark)
o Ribbon Cutting video of Naperville, IL - https://www.youtube.com/watch?v=rEAPi1QaraI
 Explanation of the drive thru valet (2:10 time mark)
Dive-Through
 As part of Tide’s improvements, the proposed valet area would classify as a drive-through
facility, which is a special use in the B3 District.
 Currently, Tide is showing three (3) lanes for their valet service with enough queuing for 12
vehicles. It should be noted that the 3rd lane, furthest east, would likely remain open as an
“escape” lane. Therefore, the total amount of queuing would be 8 vehicles.
Page 2 of 2




As part of the Village’s review, staff has identified a concern about the drive-through.
Specifically, staff is concerned that queuing of vehicles would backup into the main access lane
in front of the shopping center. This access lane serves as a main vehicular route for vehicles
coming and going from Route 22.
Tide representatives have indicated that based on their information from their Naperville store,
their busiest hour generated a total of 32 vehicles or approximately 1 car every 2 minutes. Tide
also notes that their typical valet service takes about 90 seconds to complete.
Staff has offered various site plan alternatives for Tide to consider, however they have indicated
that they wish to proceed with the attached plan.
Tide representatives will be present at the meeting to discuss their concept in more detail.
Action Requested
Staff is seeking comments from the PZC regarding the proposed operations and drive-through facility
prior to scheduling this item for a public hearing.
The following items are attached:
1.
2.
3.
4.
Aerial
Existing & proposed site plan
Valet traffic count for a typical store
Traffic counts at similar stores (6-pages)
X
Attachment 2
Attachment 3
Valet Traffic Count Study | Typical Day
Time
7:00-7:15
7:15-7:30
7:30-7:45
7:45-8:00
8:00-8:15
8:15-8:30
8:30-8:45
8:45-9:00
9:00-9:15
9:15-9:30
9:30-9:45
9:45-10:00
10:00-10:15
10:15-10:30
10:30-10:45
10:45-11:00
11:00-11:15
11:15-11:30
11:30-11:45
11:45:12:00
12:00-12:15
12:15-12:30
12:30-12:45
12:45-1:00
1:00-1:15
1:15-1:30
1:30-1:45
1:45-2:00
2:00-2:15
2:15-2:30
2:30-2:45
2:45-3:00
3:00-3:15
3:15-3:30
3:30-3:45
3:45-4:00
4:00-4:15
4:15-4:30
4:30-4:45
4:45-5:00
5:00-5:15
5:15-5:30
5:30-5:45
5:45-6:00
6:00-6:15
6:15-6:30
6:30-6:45
6:45-7:00
TOTAL CARS
Cars/Hour
7
10
10
8
14
10
5
1
11
8
14
8
106
Cars
2
3
1
1
2
3
2
3
5
1
1
3
5
0
1
2
4
4
6
0
1
3
3
3
1
2
2
0
0
0
0
1
4
2
4
1
2
2
2
2
2
3
3
6
3
2
2
1
106
Operational Point of Sale Data
Attachment 4
Number of Customer Visits per Hour
Glen Ellyn
Saturday, May
2nd
< 6 am
1
6 am
0
7 am
0
8 am
17
9 am
15
10 am
11
11 am
16
12 pm
9
1 pm
17
2 pm
8
3 pm
10
4 pm
4
5 pm
6
6 pm
0
7 pm
0
8 pm
0
9 pm
0
10 pm
1
10 pm >
0
Total Visits per Day
115
Total Visits between 10
2
pm & 6 am
Glen Ellyn - Saturday, May 2nd
Glen Ellyn - Monday, May 4th
Johns Creek
0
0
13
9
9
6
8
4
10
3
12
2
12
16
3
2
0
0
0
109
Saturday, May
2nd
0
0
0
10
17
15
15
9
12
14
15
8
2
0
0
0
0
0
0
117
0
0
Monay, May 4th
Johns Creek - Saturday, May 2nd
Johns Creek - Monday, May 4th
Naperville
0
0
10
10
5
5
7
15
11
9
11
9
11
12
2
0
0
0
0
117
Saturday, May
2nd
0
0
0
17
31
26
29
25
22
17
24
24
8
0
0
0
0
0
0
223
0
0
Monay, May 4th
Monay, May 4th
Naperville - Saturday, May 2nd
Naperville - Monday, May 4th
0
0
15
16
19
18
18
16
20
20
17
18
25
32
13
0
0
0
0
247
0
Buffalo Grove Site Plan - Existing vs Proposed
Buffalo Grove Site Plan - Proposed
KEY:
Kiosk or Locker Room
Sliding Glass Doors
Main Entry Door
Glen Ellyn Site Plan
KEY:
Sliding Glass Doors
Main Entry Door
8' wide X
8' tall doors with
2' tall transom
SLICK RAILS
FOR
DELIVERIES
TRANSFER
AREA
Z RACKS
ORANGE
TIDE DIGITAL
VIDEO WALL
HIGH
HIGH
POS-MAIN
DIGITAL
MENU BOARDS
LONG GARMENT
RACK
LOW
C.5
DESCENDING
DESCENDING
MOUNTING
MOUNTING
HIGH LOW
DROP STORE
Equipment Floor Plan
HIGH LOW
HIGH LOW
Johns Creek Site Plan
KEY:
Sliding Glass Doors
Main Entry Door
Naperville Site Plan
KEY:
Sliding Glass Doors
Main Entry Door

June 17, 2015 E-Packet

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