Agenda - Wednesday, May 4, 2016 - Buffalo Grove Village, Illinois

Transcription

Meeting of the Village of Buffalo Grove
Planning and Zoning Commission
Fifty Raupp Blvd
Buffalo Grove, IL 60089-2100
Phone: 847-459-2500
Regular Meeting
May 4, 2016 at 7:30 PM
I.
Call to Order
II.
Public Hearings/Items For Consideration
III.
IV.
1.
Consider Approval of a Proposed Retail Development at 20914 & 20929 N Milwaukee
(To be Continued to May 18, 2016) (Trustee Weidenfeld)
2.
Consider a Text Amendment to the Zoning Ordinance Regarding Small Cell Antennas
(Trustee Weidenfeld)
Regular Meeting
A.
Other Matters for Discussion
1.
Workshop- Proposed Residential Development at 16802 W Aptakisic Road/Link
Farm (Trustee Berman)
B.
Approval of Minutes
1.
Planning and Zoning Commission - Regular Meeting - Apr 20, 2016 7:30 PM
C.
Chairman's Report
D.
Committee and Liaison Reports
E.
Staff Report/Future Agenda Schedule
F.
Public Comments and Questions
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.
2.1
Action Item : Consider Approval of a Proposed Retail Development
at 20914 & 20929 N Milwaukee (To be Continued to May 18, 2016)
Recommendation of Action
Staff recommends that this item be continued to the May 18, 2016 PZC Meeting
MJK Real Estate Holding Company, LLC (MJK) is the owner/developer of the unincorporated 1.5 acre
property currently improved with the existing PJ's Restaurant and the former McDonalds (recently
demolished). They are proposing to construct a new 12,000 square foot retail development, with a drivethrough restaurant. Both staff and the petitioner have requested that this item be continued to the May 18,
2016 PZC meeting to allow additonal time to coordinate cross access for the property to the north.
Trustee Liaison
Weidenfeld
Staff Contact
Brett Robinson, Finance
Wednesday, May 4, 2016
Updated: 4/29/2016 2:48 PM
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2.2
Action Item : Consider a Text Amendment to the Zoning Ordinance
Regarding Small Cell Antennas
Staff recommends approval
Staff is presenting the PZC with a draft ordinance for the small cells. This ordinance represents a
culmination of small cell analysis and discussion. During the April 14th PZC meeting, staff presented a
regulatory framework for small cells, which was well received by the PZC. Consequently, staff has
incorporated the objectives and strategies from that framework into the ordinance.
ATTACHMENTS:

PZC 5.4.16

Final Small Cell PZC Odiance Draft 4.29.16
(DOC)

PZC Workshop Memo Small Cell 4.14.16
(DOCX)

Staff Memo from 3.16.16 PZC Meeting (DOCX)
(DOCX)
Trustee Liaison
Weidenfeld
Staff Contact
Chris Stilling, Community Development
HISTORY:
03/16/16
Next: 04/20/16
TABLED
04/20/16
Next: 05/04/16
TABLED
Updated: 4/29/2016 2:49 PM
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2.2.a
DATE:
April 29, 2016
TO:
Planning and Zoning Commission (PZC)
FROM:
Nicole Woods, Village Planner and Chris Stilling, Community Development Director
SUBJECT:
Small Cell Regulations
Background
Staff and the PZC have discussed best practices for regulating small cell antennas “small cells” during
the PZC Meetings on March 16th and April 14th. The discussions have centered around the following
key question: How can the Village enable small cellular antenna devices so that the community can
enjoy greater cellular service while protecting the community’s aesthetics and general interest?
Staff is presenting the PZC with a draft ordinance for the small cells. This ordinance represents a
culmination of small cell analysis and discussion. During the April 14th PZC meeting, staff presented a
regulatory framework for small cells, which was well received by the PZC. Consequently, staff has
incorporated the objectives and strategies from that framework into the ordinance.
It should be noted that the Small Wireless Facilities Deployment Act, which would limit the Village’s
ability to regulate small cells, has been introduced into the Illinois General Assembly. However, no
meaningful action has been taken on the Act since February, 2016.
Action Requested
Staff recommends approval of the attached Ordinance.
Attachments
1. PZC Staff Memo: Small Cell Regulations - March 16, 2016.
2. PZC Staff Memo: Small Cell Regulations - April 14, 2016.
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Attachment: PZC 5.4.16 (1498 : Consider a Text Amendment to the Zoning Ordinance Regarding Small Cell Antennas)
VILLAGE OF
BUFFALO GROVE
Attachment: PZC 5.4.16 (1498 : Consider a Text Amendment to the Zoning Ordinance Regarding Small Cell Antennas)
2.2.a
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DRAFT
Underlined = addition
04/29/2016 A.
#661283
ORDINANCE NO. 2016 - ______
AN ORDINANCE ADDING CHAPTER 17.35, SMALL CELL ANTENNAS,
TO THE
BUFFALO GROVE MUNICIPAL CODE
WHEREAS, the Village of Buffalo Grove is a Home Rule Unit pursuant to the Illinois
Constitution of 1970; and
WHEREAS, as a home rule unit under Article 7, Section 6 of the Illinois Constitution of
1970, the Village finds that authorizing the regulation of Small Cell Antennas within the Village
pertains to the government and affairs of the Village and is in the public interest; and
WHEREAS, the Corporate Authorities have found that the Village has received inquiries
for the installation of Small Cell Antennas within the Village, which antenna structures and
facilities are significantly smaller than any prior antenna and tower structures or facilities within
the Village; and
WHEREAS, the Corporate Authorities have found that the Small Cell Antennas and
related facilities presented numerous issues not previously considered by the Village with respect
to such structures’ zoning implications; and
WHEREAS, the Village has investigated the issues presented by such Small Cell
Antennas and related facilities for the purpose of reasonably regulating such installations within
the Village in the interest of the public health, safety and welfare of the residents of the Village;
and
WHEREAS, the Planning & Zoning Commission of the Village held a duly noticed
public hearing regarding text amendments to the Village Zoning Ordinance regarding Small Cell
Antennas; and
WHEREAS, the Village desires to allow the use of such Small Cell Antennas and related
facilities within the Village for the provision of services to the residents and business with the
Village in accordance with the regulations contained herein and within the Buffalo Grove
Municipal Code
WHEREAS, the Village further desires to adopt reasonable regulations with respect to
the placement of such Small Cell Antennas and related facilities on property within the Village
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Attachment: Final Small Cell PZC Odiance Draft 4.29.16 (1498 : Consider a Text Amendment to the Zoning Ordinance Regarding Small Cell
2.2.b
so as to minimize the adverse effects of such structure on the public health, safety and welfare,
and to allow the placement of such installations in a manner that is consistent with the goals and
objectives of the Zoning Ordinance, Comprehensive Plan, and the Buffalo Grove Municipal
Code; and
WHEREAS, the Corporate Authorities have determined that the amendments to the
Zoning Ordinance contained herein are in the public interest and in furtherance of the public
safety, health and general welfare of the residents of the Village of Buffalo Grove.
NOW THEREFORE BE IT ORDAINIED BY THE PRESIDENT AND BOARD OF
TRUSTEES OF THE VILLAGE OF BUFFALO GROVE, COOK AND LAKE
COUNTIES, ILLINOIS, as follows:
Section 1.
The foregoing recitals are hereby adopted and incorporated into and made
a part of this Ordinance as if fully set forth herein.
Section2.
Chapter 17.35, Small Cell Antennas, is hereby added to the Buffalo Grove
Municipal Code to read as follows:
Chapter 17.35
SMALL CELL ANTENNAS
Sections:
17.35.010
17.35.020
17.35.030
Purpose.
Definitions.
Regulations and Standards.
17.35.010
Purpose.
The purpose and intent of this Chapter is to:
A.
Provide specific regulations and standards for the placement and sitting of Small
Cell Antennas in the Village;
B. Minimize any adverse visual impact of Small Cell Antennas in the Village;
C. Facilitate the location of Small Cell Antennas in the Village in permitted locations in the
Village;
D. Provide a deviation process for those requests that do not meet the specific regulations
and standards of this Chapter so that they may be consistent with the aesthetic character of
the surrounding environment; and
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2.2.b
E. Provide that Small Cell Antennas are permitted if they are installed on property owned or
occupied by the Village. Small Cell Antennas are prohibited on any other Utility Pole
unless the Applicant is able to demonstrate that no such Village owned or occupied property
is available.
17.35.020
Definitions.
As used in this Chapter, the following terms shall have the following meanings:
1. “Applicant” includes any person or entity submitting an application to install Small Cell
Antennas.
2.
"Landscape Screening" means the installation at grade of plantings, shrubbery, bushes or
other foliage intended to screen the base of a Utility Pole and/or ground mounted or an
above ground service facility from public view.
3. "Small Cell Antennas" means an antenna either installed singly or as part of a network to
provide coverage or enhance capacity in a limited defined area.
4. "Utility Pole" means a structure composed of a single spire, pole, tower or other
structure that can be used to support electric cables, telephone cables, telecommunication
cables, antennas, related facilities, or other appurtenances.
5. "Deviation " means a grant of relief by the Village Corporate Authorities, at their sole
discretion, from specific requirements of this Chapter.
6.
"Village Owned Infrastructure" means infrastructure including, but not limited to,
streetlights, traffic signal towers or buildings owned, occupied, operated or maintained by
the Village.
17.35.030 Regulations and Standards.
Small Cell Antennas and related equipment shall be permitted to be attached to Utility Poles
subject to the following regulations:
1. Number Limitation — Not more than one Small Cell Antenna may be located on a single
utility pole.
2. Separation and Setback Requirements — Small Cell Antennas and related equipment may
be attached to a utility pole that is located no closer than one hundred (100) feet to any principal
residential building and no closer than one thousand feet (1,000) feet from any Personal
Wireless Services Facility. A lesser setback may be allowed by the Village Corporate
Authorities as a deviation from this Chapter when the applicant establishes that the lesser
setback is necessary to close a significant gap in the applicant's personal telecommunication
service and the proposed facility is the least intrusive means to do so.
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2.2.b
Co-Location — Unless otherwise authorized by the Village Corporate Authorities as a
deviation for good cause shown, only one Small Cell Antenna shall be allowed on each pole
for the use of a Single Personal Wireless Services operator. This subsection does not
preclude or prohibit co-location of personal wireless services facilities on towers that meet
the requirements as set forth in the Buffalo Grove Municipal Code.
3.
4. Village Owned or Occupied Property — No Small Cell Antenna or equipment shall be
mounted to Village owned or occupied property including, but not limited to, streetlights.,
traffic signal, towers or buildings unless authorized by a license agreement between the
owner and the Village.
5. Non Village Owner of Occupied Property – If a Small Cell Antenna is proposed on a
Utility Pole that is not owned or occupied by the Village the Applicant shall demonstrate that
the Village locations have been analyzed and that they are not practical for reasons other than
costs. Sufficient technical evidence shall be provided to demonstrate that the proposed
location is essential to providing service in the subject area and shall comply with the
deviation requirements in Section 11 hereof.
6. Attachment to Utility Poles: Limitations – No Small Cell Antenna shall be attached to a
Utility Pole unless all of the following conditions are satisfied;
a Surface Area of Antenna – The Small Cell Antennas, including antenna panels,
whip antennas or dish shaped antennas, shall not have a surface area of more than
seven (7) square feet and no single dimension exceeding seven (7) feet.
Omnidirectional or whip antennas may not extend more than seven (7) feet, not
including any pole extension.
b. Size of Above Ground Personal Wireless Telecommunication Services
Equipment — The total combined volume of all above ground equipment and
appurtenances serving a Small Cell Antenna cannot exceed fifteen (15) cubic feet.
c. Small Cell Antennas— The operator of a Small Cell Antenna shall, whenever
possible, locate the base of the equipment or appurtenances at a height of no lower
than eight (8) feet above grade.
d. Personal Wireless Telecommunication Services Equipment Mounted at Grade — In
the event that the operator of a personal wireless telecommunication facility proposes to
install a facility where equipment or appurtenances to be installed at grade, screening
shall be installed to minimize the visibility of the facility.
e. Height — A Small Cell Antenna shall not exceed more than thirty five (35) feet
above ground level. The top of the highest point of the antenna may not extend more
than seven (7) feet above the highest point of the support structure, and the combination
of the height of the support structure and the antenna extension shall not exceed thirty
five (35) feet. If the Small Cell Antenna is located on Village owned or occupied
property the height of the structure can be increased to a height agreed upon by the
Village Corporate Authorities and the Applicant.
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2.2.b
f. Color— The Small Cell Antenna and related equipment and appurtenances, shall be
a color that blends with the pole on which it is mounted. Any wiring on the pole must be
covered with an appropriate cover or cable shield.
g. Antenna Panel Covering - A Small Cell Antenna shall include a cap or other
antenna panel covering or shield and shall be of a color that blends with the color of
the pole on which it is mounted.
h. Wiring and Cabling — Wires and cables connecting the antenna to the equipment
and/or appurtenances shall be installed in accordance with the version of the National
Electric Code and National Electrical Safety Code adopted by the Village and in force at
the time of the installation of the Small Cell Antennas. In no event shall wiring and
cabling serving the facility interfere with any wiring or cabling installed by a cable
television or video service operator, electric utility or telephone utility.
i. Grounding — The Small Cell Antenna and related equipment and appurtenances,
shall be grounded in accordance with the requirements of the most current edition of
the National Electrical Code adopted by the Village and in force at the time of the
installation of the facility.
j. Guy Wires — No guy or other support wires shall be used in connection with a Small
Cell Antenna facility unless the facility is proposed to be attached to an existing utility
pole that incorporated guy wires prior to the date that an Applicant has applied for a
permit.
k. Pole Extensions — Extensions to Utility Poles utilized for the purpose of connecting an
antenna and its appurtenances and cabling shall be fabricated from material similar to the
support pole and have a degree of strength capable of supporting the antenna and any
related appurtenances and cabling and capable of withstanding wind forces and ice loads
in accordance with TIA/EIA Section 222-G standards. An extension shall be securely
bound to the support pole in accordance with applicable engineering standards for the
design and attachment of extensions to utility poles.
l. Structural Integrity — The Small Cell Antenna, related equipment, appurtenances and
supporting structure or pole shall be designed to withstand a wind force of at least ninety
(90) miles per hour, and be designed to withstand a wind force of at least forty (40) miles
per hour which includes at least three Quarters (3/4) of an inch of ice in accordance with
TIA/EIA Section 222-G standards all without the use of guy wires. For any facility
attached to Village owned infrastructure, the operator of the facility shall provide the
Village with a structural evaluation of each specific location containing a
recommendation that the proposed installation passes the standards described above. The
evaluation shall be prepared by a professional structural engineer licensed in the State of
Illinois.
7.
Signage — Other than signs required by federal law or regulations, a Small Cell Antenna
facility shall not have signs installed thereon.
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2.2.b
8. Screening — If screening is required under sub-section 6.d. above, it shall be natural landscaping
material or a fence subject to the approval of the Village and shall comply with all regulations of
the Village. In lieu of the operator installing the screening, the Village, at its sole discretion, may
accept from the operator of the facility a fee of one thousand five hundred dollars ($1,500) for the
acquisition and installation of landscaping material by the Village. Appropriate landscaping shall
be located and maintained and shall provide the maximum achievable screening, as determined by
the Village, from view from adjoining properties and public or private streets. Notwithstanding
the foregoing, no such screening is required to extend more than nine (9) feet in height. Landscape
screening when permitted in the right-of-way, shall be provided with a clearance of three (3) feet
in all directions from the facility. Alternatively, for a roof-mounted facility, the maximum
reasonably achievable screening shall be provided between such facility and the view from
adjoining properties and public or private streets. The required screening shall not create a line of
site hazard.
9. Permission to Use Utility Pole - The operator of a Small Cell Antenna facility shall submit to
the Village copies of the approval from the owner of a utility pole to mount the Small Cell
Antenna facility on that specific pole, prior to commencement of the installation. The utility
company's approval shall also indicate that the occupation of the Utility Pole by the Small Cell
Antenna will not limit the utility company's, or any other public utility currently utilizing the
pole, ability to expand their facilities on the pole in the future. Approval by the utility company to
allow the installation of a Small Cell Antenna facility shall also include a guarantee by the
utility company that the utility company will either cause the removal of abandoned equipment
in accordance with sub-section 12 below or remove the equipment themselves.
10. Licenses and Permits — The operator of a Small Cell Antenna facility shall submit to the
Village copies of all licenses and permits required by other agencies and governments with
jurisdiction over the design, construction, location and operation of said facility and shall
maintain such licenses and permits and provide evidence of renewal or extension thereof
when granted. The Applicant shall obtain all required Village permits. The Applicant shall
comply with the Village’s Appearance Plan requirements.
11. Deviation Requirements — Each location of a Small Cell Antenna facility shall meet all of
the requirements of this Chapter. Deviation from any one requirement subjects that particular
location to the need for a deviation before the installation can be approved. Deviations to this
Chapter are subject to review by the Village Corporate Authorities and approval is solely at
their discretion. The operator of a Small Cell Antenna facility requesting the deviation shall
submit to the Village evidence that the proposed facility is necessary to close a significant gap
in coverage and is the least intrusive means of doing so. The operator shall submit technical
evidence or demonstration of the unavailability of alternate sites, configurations and/or
coverage analysis.
12. Abandonment and Removal — Any Small Cell Antenna and related equipment located within
the Village that is not operated for a continuous period of twelve (12) months, or for which the
annual administrative fee is not paid within a twelve (12) month period, shall be considered
abandoned and the owner of the Small Cell Antenna facility shall remove same within ninety
(90) calendar days of receipt of written notice from the Village notifying the owner of such
abandonment. Such notice shall be sent by certified or registered mail, return receipt requested
by the Village to such owner at the last known address of such owner. In the case of Small Cell
Antenna facilities attached to Village owned infrastructure, if such facility is not removed
within ninety (90) calendar days. The Village shall remove or cause the removal of such
facility through the terms of the applicable license agreement or through whatever actions
provided by law to recover the cost.
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2.2.b
13. Governmental Wireless Telecommunication Facilities — This Chapter shall not apply to
wireless telecommunication facilities owned by the Village or by other governmental
bodies to an extent authorized by a special use permit.
14. Application Fees - Unless otherwise provided by franchise, license, or similar agreement,
all applications for permits pursuant to this Chapter shall be accompanied by an application
fee of $500.00 and $250.00 per each location. This application fee and location fee is to
reimburse the Village for regulatory and administrative costs with respect to the work being
performed, which costs the Village represents have been or will be incurred, and is not
deemed to be compensation for the use of the rights-of-way. No application fee is required
to be paid by any telecommunications retailer that is paying the municipal
telecommunications infrastructure maintenance fee or the optional state
telecommunications infrastructure maintenance fee pursuant to the Telecommunications
Municipal Infrastructure Maintenance Fee Act, or by any electricity utility that is paying
the municipal electricity infrastructure maintenance fee pursuant to the Electricity
Infrastructure Maintenance Fee Act.
15.Indemnity – The Owner shall indemnify, defend and hold the Village, its officers, agents,
servants, employees, attorneys, consultants and independent contractors (the "Indemnitees)
harmless from, any and all liabilities, suits, obligations, fines, damages, penalties, claims,
costs, charges and expenses (including, without limitation, reasonable attorneys' fees and
disbursements), that may be imposed upon or incurred by or asserted against any of the
Indemnitees arising out of the construction, operation, maintenance, repair or removal of the
Small Cell Antenna facility or otherwise arising out of or related to the Small Cell Antenna
facility.
16. The provisions of this Chapter shall be held to be the minimum requirements for the
promotion of the public health, safety, morals, and welfare.
17. Where the conditions imposed by any provisions of this Chapter upon the sitting and
installation of Small Cell Antenna and facilities are either more restrictive or less restrictive
than comparable conditions imposed by any other provision of the Buffalo Grove Municipal
Code, including but not by way of limitation Chapter 12.04, Construction and Use of Public
Ways and Chapter 17.34, Telecommunication Facilities, or of any other law, ordinance,
resolution, rule or regulation of any kind, the regulations of this Chapter shall govern.
Section 3. This Ordinance shall be in full force and effect from and after its passage,
approval and publication.
AYES: _____________________________________________
NAYES: ____________________________________________
ABSENT: ___________________________________________
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2.2.b
2.2.b
PASSED: ____________________________________, 2016
APPROVED: _________________________________, 2016
PUBLISHED: _________________________________, 2016
APPROVED:
_____________________________
Beverly Sussman, Village President
ATTEST:
_______________________
Janet Sirabian, Village Clerk
#661283
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VILLAGE OF
BUFFALO GROVE
DATE:
April 29, 2016
TO:
FROM:
SUBJECT:
Background
Small cellular antenna devices, commonly known as “small cells,” currently fall under the
classification of personal wireless communication facilities in the Village Code. However the existing
personal wireless communication facilities regulations do not best address the challenges or
opportunities associated with small cells. Consequently, staff and the PZC began to discuss best
practices for regulating small cells during the PZC Meeting on March 16th. The discussion centered
around the following key question: How can the Village enable small cellular antenna devices so that
the community can enjoy greater cellular service while protecting the community’s aesthetics and
general interest?
Proposed Small Cell Regulatory Framework: Objectives and Strategies
The discussion at the March 16th PZC Meeting coupled with an analysis of small cell ordinances in
other communities helped guide staff in creating a regulatory framework for small cells. The
proposed regulatory framework is organized into objectives and strategies as shown below. The
objectives describe intent while the strategies provide an approach as to how to achieve the each
objective.
Objective 1: Prioritize Village-owned properties and existing poles.
Strategy 1: Small cellular antenna devices shall be a permitted if they are installed on property
owned or occupied by the Village. Small cells are prohibited on any utility pole located on a lot that is
not owned or occupied by the Village unless the applicant is able to demonstrate that no such
Village-owned property is available.
Objective 2: Protect residential areas.
Strategy 2: Small cellular antenna devices shall not be located closer than 100 feet to any residential
building unless authorized in writing by the Village.
Objective 3: Prevent a concentration of small cells.
Strategy 3: A small cellular antenna device shall not be closer than 1,000 feet from another small
cellular antenna device. This distance may be decreased if the applicant is able to demonstrate the
need for a location closer to an existing small cell. No more than one antenna per pole shall be
permitted.
Page 1 of 2
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Attachment: PZC Workshop Memo Small Cell 4.14.16 (1498 : Consider a Text Amendment to the Zoning Ordinance Regarding Small Cell
2.2.c
Objective 4: Ensure small cellular antenna devices are not aesthetically obtrusive and do not obstruct
lighting.
Strategy 4: Small cellular antenna devices shall not be greater than 7 square feet of surface area.
Omnidirectional or whip antennas may not extend more than 7 feet in height above any structure.
The size of all above ground equipment may not exceed 15 cubic feet. Antenna, equipment and
related equipment shall be a color that blends with the pole on which it is mounted. Any wiring on
the pole must be covered with appropriate cover or cable shield. Landscaping screening shall be
installed to minimize the visibility of the at grade equipment. Small cellular antenna devices must
minimally block light provided from streetlights.
Objective 5: Ensure small cellular antenna devices are maintained, removed, or transferred to a
different owner if the existing owner defaults.
Strategy 5: Successor issues would be detailed in the licensing agreement. If the cellular company
defaults, ownership for the small cells will default to the Village. As part of the licensing agreement,
the Village will require a cash bond. Monies from this bond will cover the maintenance or removal of
the small cells. The Village will be able to transfer ownership to a different cellular company if a
company expresses interest.
Action Requested
Staff is seeking feedback from the PZC on the regulatory framework for small cellular antenna
devices. In addition, staff is requesting PZC to continue to this item to the May 4th PZC staff meeting
to finalize draft regulations.
Attachments
1. PZC Staff Memo: Small Cell Regulations - March 16, 2016.
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Attachment: PZC Workshop Memo Small Cell 4.14.16 (1498 : Consider a Text Amendment to the Zoning Ordinance Regarding Small Cell
2.2.c
2.2.d
VILLAGE OF
BUFFALO GROVE
DATE:
March 16, 2016
TO:
FROM:
SUBJECT:
Background
Cellular technology usage continues to expand rapidly. As this usage expands, the demand on the
cellular network, which provides phone service and digital data connections for smart phones,
tablets, and other devices, also increases. Consequently, cellular providers are looking to minimize
dead zones where service is limited, non-existent, or do not meet current demands. One strategy is
to supplement larger, wider-range equipment often featured on a specialized cell antenna or
municipal water tower, is to install small cellular antenna devices. These devices, commonly known
as “small cells” can be mounted on utility poles, light poles, buildings and other sound structures.
Recently, the Village has noted how other communities have created regulations specific for small
cells and generated revenues from licensing this equipment to be installed on Village-owned
property. This trend coupled with the numerous inquires Buffalo Grove has received from cellular
providers, has prompted staff to explore the challenges
and opportunities of allowing small cells in the Village.
The key question being: How can the Village enable
small cellular antenna devices so that the community
can enjoy greater cellular service while protecting the
community’s aesthetics and general interest?
Current Regulations
Currently small cells would fall under the classification of
personal wireless communication facilities in the Village
Code. However staff does not feel that the current
regulations for personal wireless communication facilities
best addresses the challenges or opportunities
associated with small cells. Consequently, staff begun to
research best practices for regulating small cells and
developed a set of proposed regulations.
Small Cell Research and Findings
Staff researched best practices for regulating small cells
by tapping into several resources including:

An Introduction to Small Cell Antennas by
Northwest Municipal Conference (2013).
Verizon small cell equipment (circled in
red) installed on a utility pole in
Hinsdale.
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Attachment: Staff Memo from 3.16.16 PZC Meeting (1498 : Consider a Text Amendment to the Zoning Ordinance Regarding Small Cell
Staff Memo from 3/16/16


Northwest Municipal Conference Small Cell Survey.
Codes from nearby municipalities including: Hoffman Estates, Northbrook, Palatine, and
Glencoe. Staff was unable to find applicable codes from Glenview and Barrington.
An Introduction to Small Cell Antennas by Northwest Municipal Conference (2013) is a guide to help
communities navigate issues and concerns regarding small cell antenna equipment. It was developed
by a working group made up of attorneys, planners, village managers, engineers, and other key
stakeholders. The Northwest Municipal Conference Small Cell Survey examines issues of small cells
on public property and agreements with cellular providers.
Staff found that communities with more comprehensive small cell regulations managed this
equipment by regulating the following small cell issues:






General location (on Village/Park/public/utility-owned property)
Attachment to existing poles vs. new poles
Proximity to residential
Proximity to other personal wireless antennas
Number of small cell antennas on a pole or structure
Appearance (size, height, color) of small cell equipment
These issues were generally regulated through a combination of zoning measures such as permitted
uses, special uses (with additional restrictions), and general standards. Many communities also
generated revenue from small cells by requiring a license or fee for small cells located on Villageowned property.
Recommended Small Cell Regulations
After reviewing several best practices, staff recommends that the Village consider the following
regulations. These regulations and measures closely align to Palatine’s code regarding small cells.

Small Cells shall be permitted uses on existing utility poles within public rights-of way and
within dedicated utility easements, subject to the following restrictions:
o Number limitation: No more than one small cell may be located on a single utility
pole.
o Separation and setback requirements: Small cells must be located on a structure
that is greater than 100 feet from a residential building and greater than 1,000
feet away from other small cells.
o Co-location limitation: Only one small cell shall be allowed on each pole for the
use of a single personal wireless services operator.
o Licensing: All small cells mounted on Village-owned infrastructure such as
streetlights, traffic signals towers, or buildings must be authorized by a license
agreement and fee between the owner and the Village.
o Height. A personal wireless telecommunication antenna shall not exceed more
than thirty five (35) feet above the ground level. The top of the highest point of
the antenna may not extend more than seven (7) feet above the highest point of
the support structure, and the combination of the height of the support
structure and the antenna extension shall not exceed thirty five (35) feet.
Page 2 of 3
Packet Pg. 17
2.2.d
o

Aesthetics. Small cell equipment will be subject to review by the Appearance
Review Team, which would examine the small cell equipment aesthetics to
ensure it blends in with the pole on which it is mounted.
Deviation from requirements requires the petition to request a variance, which must
include evidence that the proposed facility is necessary, is the least intrusive means of
doing so.
Action Requested
Staff is seeking feedback from the PZC on the overall direction of the recommended regulations and
requesting PZC to continue to this item to the March 16th PZC staff meeting.
Attachments
1. An Introduction to Small Cell Antennas by Northwest Municipal Conference (2013)
Page 3 of 3
Packet Pg. 18
2.2.d
3.A.1
Information Item : Workshop- Proposed Residential Development at
16802 W Aptakisic Road/Link Farm
Staff recommends discussion.
K Hovnanian Homes (KHov) is the contract purchaser of the unincorporated 50 acres located at 16802 W
Aptakisic Road. KHov is finalizing their plans for a new residential development and is seeking comments
from the PZC Meeting before a public hearing. This item had been heard before the Village Board and
was referred to the PZC. The attached memorandum provides a brief summary of their project.
ATTACHMENTS:

Staff Memo

Developer Letter

Link Crossing Village Presentation

Comp Plan
(DOCX)
(PDF)
(PDF)
(PDF)
Trustee Liaison
Berman
Staff Contact
Chris Stilling, Community Development
Updated: 4/29/2016 2:31 PM
Page 1
Packet Pg. 19
3.A.1.a
VILLAGE OF
BUFFALO GROVE
DATE:
April 29, 2016
TO:
Planning & Zoning Commission
FROM:
Christopher Stilling, Director of Community Development
SUBJECT:
Workshop Discussion- Proposed 50 acre Residential Development at
16802 W Aptakisic Road (Link Farm)
Background
K. Hovnanian Homes (KHov) is the contract
purchaser of the unincorporated 50 acres
located at 16802 W Aptakisic Road (Link
Farm). KHov is finalizing their plans for a new
residential development on the property and
is seeking comments from the Planning &
Zoning Commission (PZC). The developer will
provide the PZC with a presentation of their
concept plan. The following memorandum
provides a brief summary of their project.
Proposed Plan
KHov (Developer) is proposing a residential
development consisting of a mix of singlefamily detached and single-family attached
housing units. The proposed development
would be called “Link Crossing” and consist of a total of 222 units (4.4 units/acre) as follows:



74 clustered single-family detached (SFD) homes
75 2-story single-family attached (SFA) townhomes
73 3-story single-family attached (SFA) townhomes
According to the Developer, the proposed development will target active adults who are seeking
to downsize as well as young professionals. The development, including the single-family
detached housing, will be maintenance free and will have architectural designs that incorporate
a “Craftsman” theme. The development concept is intended to create a clustered residential
project that compliments the areas natural features and also helps to preserve open space.
Single-Family Detached
As shown, the Developer is proposing 74 clustered SFD homes ranging in size from 2,200-3,300
square feet in area. In keeping with the clustered residential development approach, setbacks
and building separations are closer. However, rear yard building separations and rear yard
Page 1 of 3
Packet Pg. 20
Attachment: Staff Memo (1566 : Workshop- Proposed Residential Development at 16802 W Aptakisic Road/Link Farm)
MEMORANDUM
3.A.1.a
Single Family Attached (Townhomes)
The Developer is proposing two (2) types of townhomes for the site. To the south of the
clustered SFD area, the developer is proposing 75 2-story townhomes. Townhomes would be
accessed from the rear via a private alley and each unit would range in size from 1,850-2,600
square feet.
At the northwest portion of the parcel, the Developer is proposing 73 3-story townhomes which
will also be accessed from the rear with a private alley. Units would range in size from 1,5502,100 square feet. As part of their plans, the developer has provided renderings and perspectives
of the development. Further details will be presented at the meeting.
2009 Comprehensive Plan/Zoning
The Village’s 2009 Comprehensive Plan identifies the entire site to be single-family detached and
encourages compact clustering of units to preserve open space and recreation areas. The
remaining Didier property is identified as commercial/greenhouse. As proposed, the project
would require a planned development with a R6A (single-family detached) and R8 or R9
(townhomes) Zoning classification. The overall development concept is similar to the Waterbury
Place Development which was approved in 2004. Waterbury Place has a gross density of
approximately 5.5 units/acre. Whereas, the proposed Link Crossing development would have a
gross density of 4.4 units/acre.
Transportation
The main access into the development would be from Brandywyn Lane to the north and
Meridian Way to the east. Access to Buffalo Grove Road would also be provided, however, it
would be restricted to a right-in/out. This may turn into a full access point if/when the Didier
property to the south redevelops. This would also align with the existing full access drive at
Churchill Park to the west.
While the main roads through the development will be dedicated right-of-way, the cul-de-sacs
serving each single-family cluster would be private and maintained by the future HOA. The
developer is proposing a reduced right-of-way for the public roads serving the townhomes.
While staff does not object to this concept, staff needs to verify if sufficient parkway is being
provided to accommodate utilities and other public improvements. Reduced rights-of-way have
been allowed in other townhome projects previously approved.
Long term, staff envisions Meridian Way to be extended further south, connecting to Aptakisic
Road. Pursuant to the Comprehensive Plan, Meridian Way is identified to become a future
collector street. As a result, units within the proposed development would not have direct access
to Meridian Way. As part of the final plan, staff will work with the Developer to minimize
impacts to the existing homes as part of the Easthaven Subdivision.
Open Space and Parks
The overall site will include over 11 acres of open space with extensive landscaping throughout
the site. The development will also include 1.4 miles of bike paths, sidewalks and trails around
Page 2 of 3
Packet Pg. 21
setbacks along Brandywyn and Meridian will range from 50-60’. The developer is proposing five
(5) different models with most of them offering a master bedroom on the first floor. A total of
fifteen (15) different exterior elevations will be offered.
and within the development. The bike path system will allow a connection between Churchill
Park to the west and the existing Prairie Grove Park to the east. Staff has been working with the
Park District regarding the District’s future needs as a result of the project. Currently, the Park
District has requested that the Developer make enhancements to the existing Prairie Grove Park
to the east and/or pay the required impact fees. Other Park District contributions include the
bike path/trail system along the creek. Staff will be working with the Developer and the Park
District to finalize the necessary contributions as part of the annexation agreement.
School District
Staff has met with representatives from Tripp-Aptakisic School District 102 and High School
District 125 to discuss the Developer’s proposed project. Staff provided both Districts with
preliminary student projections and impact fees to assist them with their future planning efforts.
The Developer is finalizing a more detailed fiscal impact study to address potential student
impacts. This study will be shared with both Districts as part of the preliminary plan approval
process. Staff and the Developer will continue to work closely with both School Districts
throughout the entitlement process
Page 3 of 3
Packet Pg. 22
3.A.1.a
Attachment: Developer Letter (1566 : Workshop- Proposed Residential Development at 16802 W Aptakisic Road/Link Farm)
3.A.1.b
Packet Pg. 23
3.A.1.b
Packet Pg. 24
3.A.1.b
Packet Pg. 25
Chicago Division
Attachment: Link Crossing Village Presentation (1566 : Workshop- Proposed Residential
K. Hovnanian Homes
3.A.1.c
1 26
Packet Pg.
K. Hovnanian Homes
3.A.1.c
2 27
Packet Pg.
Walnut Glen / Prairie Woods
$239-$294k
K. Hovnanian – Chicago
3.A.1.c
Parkside
Fall 2016
$449-$504K
Orchard Meadows
$299-$359K
Amberley Woods
$1.2M-$1.3M
Link Crossing
To be acquired
Christina Ct
$759-$799K
Bradwell Estates
$589k
Prairie Pointe
$329K
Sauganash Glen
0.15 13wk pace
$819-$869K
Sagebrook
$309-$399K
Norton Lake
Spring 2016
$449-$509K
Northridge Estates
$699-$789K
Randall Highlands
$231-$278K
Amber Ridge
Sold Out
$549-$609K
Meadowridge Villas
$235-$265K
Arbor Trails
Sold Out
Tanglewood Oaks
$274-$310K
Tamarack South
$517K
Somerset
$277k-$319k
Heatherfield
$624-$762K
Trafford Place
Spring 2016
$399-$590K
Fairfield Ridge
$261-$305K
Hanover Estates
Summer 2016
$255-$302K
NORTH
Packet Pg. 28
3.A.1.c
K. Hovnanian – Chicago
• K. Hovnanian active in Chicago over the past 5 years.
–
–
–
–
–
18 active selling communities
~ 1,300 new home site added across 30 new communities
~ 300 homes built and closed in 2015
~ Annual Revenues in excess of $100M
Formerly Town and Country Homes
• Built communities in Buffalo Grove: Mirielle and Tenerife
• Active in the northwest Chicagoland area
– Christina Court – Exclusive cul-de-sac community of 13 semi-custom
homes in Arlington Heights
– Parkside of Libertyville – 56 luxury townhomes located less than .5
miles from the Metra stop
– Amberley Woods – Enclave of 22 wooded home sites in Lake Forest
– Sauganash Glen – New development of 35 high end urban style
single family homes in the City of Chicago
4 29
Packet Pg.
3.A.1.c
Market Analysis – Move down demand
I. Strong Demand for homes 2,000 – 3,000 SF *
•
•
•
Only 2.5 months supply for 2,000 – 3000 SF
4.9 months supply for 3,000 SF – 3,500 SF
9.7 months supply for 3,500 SF+ homes
II. Variety of home styles appeal to broader market
•
•
Townhome and Rowhomes are in demand
Only 2.2 months supply of townhomes
III. Lack of in-town Maintenance Free Communities
•
•
•
Many Condominium and townhome developments
Lack of homes for Buyers who want to downsize
Lack of master bedroom on 1st level
*According to Active Listings and 12 months Sales Data with ascertainable square footage from Redfin.com
5 30
Packet Pg.
Buffalo Grove
3.A.1.c
Buffalo Grove
* Graphic graciously provided by the Village of Buffalo Grove.
Market Analysis – Move down demand
6 31
Packet Pg.
LINK CROSSING
Design Goals – Create Lasting Value
I. Preserve and enhance natural site features.
II. Themed architectural and active lifestyle:
•
•
•
Compliments natural site features
Creates attractive and unique streetscape
Community paths and sidewalks promoting
pedestrian activity
III. Appeal to a variety of Buffalo Grove residents:
•
•
•
Three separate residence styles
Plans include master bedrooms on the main level
Unique community in the market
7 32
Packet Pg.
3.A.1.c
3.A.1.c
K. Hovnanian Homes – Chicago Division
Link Crossing, Buffalo Grove, Illinois
Property Boundary
8 33
Packet Pg.
3.A.1.c
Property Boundary & Transportation Goals
9 34
Packet Pg.
3.A.1.c
Neighborhoods
Packet10
Pg. 35
3.A.1.c
Neighborhood A – The Towns
Packet11
Pg. 36
The Towns
3.A.1.c
Packet12
Pg. 37
The Towns
3.A.1.c
Three Story Townhomes
• Craftsman inspired
designs with a variety
of floor plans
• All units are rear or
alley loaded
• Range in size from
1,550 SF to 2,100 SF
• 2-3 Bedrooms, 2
Bathrooms
Packet13
Pg. 38
3.A.1.c
Neighborhood B – The Cottages
Packet14
Pg. 39
The Cottages
3.A.1.c
Packet15
Pg. 40
The Cottages
3.A.1.c
Packet16
Pg. 41
The Cottages
Single Family Homes
•
•
•
•
•
3.A.1.c
Fifteen unique
craftsman exteriors
Ranch and two story
homes with 3 of 5 home
designs featuring master
bedroom on 1st floor
Targeting move down
Buffalo Grove resident
Range in size from 2,200
– 3,300 Square Feet
2-4 Bedrooms, 2-3
Bathrooms
Packet17
Pg. 42
3.A.1.c
Neighborhood C – The Villas
Packet18
Pg. 43
The Villas
3.A.1.c
Packet19
Pg. 44
Two Story Townhomes
The Villas
3.A.1.c
• Craftsman inspired
designs with a variety
of floor plans
• All end Villas feature
a master bedroom on
the first floor
• Targeting the movedown Buffalo Grove
resident
• Villas feature small
private outdoor
courtyards
• Range in size from
1,800 SF to 2,600 SF
• 2-3 Bedrooms, 2-3
Bathrooms
Packet20
Pg. 45
3.A.1.c
Park and Open Space
Packet21
Pg. 46
3.A.1.c
Landscape Character
Packet22
Pg. 47
Site Plan
3.A.1.c
Packet23
Pg. 48
View Corridors
3.A.1.c
Packet24
Pg. 49
3.A.1.c
Packet25
Pg. 50
Link Crossing
Exhibits
3.A.1.c
Packet26
Pg. 51
Packet Pg. 52
3.A.1.c
Attachment: Link Crossing Village Presentation (1566 : Workshop- Proposed Residential Development at 16802 W Aptakisic Road/Link Farm)
Packet Pg. 53
3.A.1.c
Packet Pg. 54
3.A.1.c
Packet Pg. 55
3.A.1.c
Packet Pg. 56
3.A.1.d
Attachment: Comp Plan (1566 : Workshop- Proposed Residential Development at 16802 W Aptakisic Road/Link Farm)
3.B.1
04/20/2016
MINUTES OF THE REGULAR MEETING OF THE PLANNING AND ZONING COMMISSION OF THE
VILLAGE OF BUFFALO GROVE HELD IN THE COUNCIL CHAMBERS, 50 RAUPP BOULEVARD,
BUFFALO GROVE, ILLINOIS ON WEDNESDAY, APRIL 20, 2016
Call to Order
The meeting was called to order at 7:30 PM by Commissioner Eric Smith
1.
O-2016-19 Consider a Variation to the Zoning Ordinance for a Setback Reduction for a
Garage Addition for the Property at 224 Stanton Ct (Trustee Berman)
Mr. Barnet Fagel, 224 Stanton Court West, was present and sworn in.
Mr. Fagel described his request. Buffalo Grove has been his home to raise his family.
Now that his children are grown he spends his time on his hobbies, which includes
automobiles. He owns a couple of cars that he takes to car shows. The cars require a lot
of work to keep them in show condition. Due to his medical condition,(rods in his back), it
is difficult for him to bend down. He would like to install a car lift in his garage. He needs
extended spatial clearance from the wall to install the lift and is requesting to build an
addition onto his garage. He has had an engineer, as well as the Village Engineer, review
his proposal and neither saw any issues. He explained that he shows Corvettes.
Com. Goldspiel asked if Mr. Fagel is adding a two-car garage onto the existing garage.
Mr. Fagel stated that he is. The first half of the garage would be used for the car lift while
the second half of the garage would be used for a wood shop, his other hobby. He would
like to enjoy his hobbies. Com. Goldspiel asked why Mr. Fagel needs a two-car garage.
Mr. Fagel stated that he needs clearance to walk around the car while the car doors are
open for cleaning purposes.
Com. Cesario confirmed that Mr. Fagel will be doing woodworking in the back of the
garage addition and asked what the primary need of the variance is. Mr. Fagel stated that
the width of the addition requires the variance. Com. Cesario asked if there was any way
Mr. Fagel could reduce the width of the garage addition to sixteen (16) feet instead of
eighteen (18) feet. Mr. Fagel stated that reducing the size of the proposed garage would
cause him hardship due to his medical condition. Com. Cesario asked how wide the car
is. Mr. Fagel stated that the car is eight (8) feet wide, however when the cars doors are
open for cleaning, each door adds another four (4) feet tot he width. Com. Cesario stated
that the addition would be located on the court side of the cul-de-sac and the home to the
north would be impacted the most. He asked if Mr. Fagel had spoke with the neighbors to
the north. Mr. Fagel advised that he spoke to his neighbors before even speaking with an
architect. The neighbors had no issues. Com. Cesario asked Mr. Stilling if the Village had
received any calls. Mr. Stilling responded that the Village received a couple of inquiries,
one which was a concern about the accessory structures in the rear yard, which has
been addressed and resolved.
Com. Moodhe asked about the type of lift to be installed. Mr. Fagel stated that it is a
hydraulic lift. The mechanical components are located next to the lift. Com. Moodhe
asked about the noise level. Mr. Fagel stated that the noise generated from the lift is not
Packet Pg. 57
Minutes Acceptance: Minutes of Apr 20, 2016 7:30 PM (Approval of Minutes)
Public Hearings/Items For Consideration
3.B.1
04/20/2016
much louder than him talking into the microphone. He does not do any engine work, he
only works on the appearance of the car. He doesn't even start the cars.
Com. Lesser asked if the garage addition would be heated. Mr. Fagel stated that the
addition would have radiant heat in the floor.
Ch. Smith asked staff if there were any additional objections other than the accessory
structure. Mr. Stillings advised that there were not.
Ch. Smith entered the Staff Report as Exhibit 1.
There were no further questions or comments from the Commissioners. There were no
questions or comments from the audience.
The public hearing was closed at 7:47 PM.
Moved by Com. Weinstein, seconded by Com. Lesser, to recommend to the Village
Board to grant the request made by Barnet Fagel, 224 Stanton Court West, for variance
to Zoning Ordinance, Section 17.40.020, to construct a garage addition that would
encroach 3.7 feet into the required side yard setback.
Com. Cesario believes that the Petitioner has demonstrated a unique circumstance and
hardship. The proposed addition will not be immediately visible to passersby. He
supports the request.
Com. Goldspiel stated that there appears to be a fair amount of room in the side yard. He
supports the Petition.
Com. Weinstein also supports the Petition. It is a small addition and there are no
objectors.
RESULT:
RECOMMENDATION TO APPROVE [UNANIMOUS]
MOVER:
SECONDER:
AYES:
ABSENT:
Next: 5/16/2016 7:30 PM
Mitchell Weinstein, Commissioner
Scott Lesser, Commissioner
Smith, Moodhe, Cesario, Cohn, Goldspiel, Khan, Lesser, Weinstein
Ira Shapiro
2.
Consider a Text Amendment to the Zoning Ordinance Regarding Small Cell Antennas
(Trustee Weidenfeld)
Packet Pg. 58
Com. Goldspiel is concerned about the appearance of the proposed addition. He would
like to see a window or two added. Mr. Fagel stated that the garage door would have
windows to match the existing garage door. Also, the siding and roof would match the
existing house and garage.
3.B.1
04/20/2016
Ms. Woods advised that the public hearing on small cells is a continuation from the
March 16, 2016 Planning & Zoning Commission meeting.
The discussion at the March 16th PZC Meeting coupled with an analysis of small cell
ordinances in other communities helped guide staff in creating a regulatory framework for
small cells. The proposed regulatory framework is organized into objectives and
strategies. The objectives describe intent while the strategies provide an approach as to
how to achieve the each objective.
Strategy 1: Small cellular antenna devices shall be a permitted if they are installed on
property owned or occupied by the Village. Small cells are prohibited on any utility pole
located on a lot that is not owned or occupied by the Village unless the applicant is able
to demonstrate that no such Village-owned property is available.
Objective 2: Protect residential areas.
Strategy 2: Small cellular antenna devices shall not be located closer than 100 feet to
any residential building unless authorized in writing by the Village.
Objective 3: Prevent a concentration of small cells.
Strategy 3: A small cellular antenna device shall not be closer than 1,000 feet from
another small cellular antenna device. This distance may be decreased if the applicant is
able to demonstrate the need for a location closer to an existing small cell. No more than
one antenna per pole shall be permitted.
Objective 4: Ensure small cellular antenna devices are not aesthetically obtrusive and do
not obstruct lighting.
Strategy 4: Small cellular antenna devices shall not be greater than 7 square feet of
surface area. Omnidirectional or whip antennas may not extend more than 7 feet in
height above any structure. The size of all above ground equipment may not exceed 15
cubic feet. Antenna, equipment and related equipment shall be a color that blends with
the pole on which it is mounted. Any wiring on the pole must be covered with appropriate
cover or cable shield. Landscaping screening shall be installed to minimize the visibility of
the at grade equipment. Small cellular antenna devices must minimally block light
provided from streetlights.
Objective 5: Ensure small cellular antenna devices are maintained, removed, or
transferred to a different owner if the existing owner defaults.
Strategy 5: Successor issues would be detailed in the licensing agreement. If the cellular
company defaults, ownership for the small cells will default to the Village. As part of the
licensing agreement, the Village will require a cash bond. Monies from this bond will
cover the maintenance or removal of the small cells. The Village will be able to transfer
ownership to a different cellular company if a company expresses interest.
Staff explained they are seeking feedback from the PZC on the regulatory framework for
small cellular antenna devices. In addition, staff is requesting PZC to continue to this item
to the May 4th PZC staff meeting to finalize draft regulations.
Packet Pg. 59
Objective 1: Prioritize Village-owned properties and existing poles.
3.B.1
04/20/2016
Com. Cesario stated that the previous comments have been incorporated into the draft
regulations. He also sees flexibility and believes that these strategies will help preserve
property values.
Com. Khan inquired about requiring a cash bond and the percentage that would be
required as well as how long the Village would hold the bond. Mr. Stilling responded that
the Village is looking at requiring a bond of ten (10) percent of the cost and would hold
that bond for the term of the agreement.
Com. Cohn asked if the 1,000 foot separation is too restrictive. A city block is
approximately 600 feet. Mr. Stilling advised that he was originally looking at a 500 foot
separation. Com. Cohn asked if current technology can provide the service at a 1,000
foot separation. Mr. Stilling advised that he will look at that when drafting the regulations.
Com. Lesser asked staff to consider accepting Letters of Credit in lieu of cash bonds. Mr.
Stilling stated that he has looked at Letters of Credit but he has seen where those Letters
of Credit had gone bad and hence, cash bonds are perfered.
Com. Moodhe added that staff should look at and identify higher concentration areas now
before regulations get approved. Mr. Stilling indiciated that they will examine the
geography at high-level now but reminded the PZC that these regulations can be
modified as necessary.
There were no further questions or comments from the Commissioners. There were no
questions or comments from the audience.
The public hearing was closed at 8:04 PM.
Moved by Com. Moodhe, seconded by Com. Cohn, to continue the public hearing to the
May 4, 2016 regular meeting.
Packet Pg. 60
Com. Moodhe asked about the size of the ground equipment. Mr. Stilling responded that
the equipment will not exceed fifteen (15) cubic feet. Com. Moodhe asked if the 1,000
foot separation was discussed with the providers. Mr. Stilling advised that the Village
wants to keep flexibility within the code.
3.B.1
04/20/2016
RESULT:
TABLED [UNANIMOUS]
MOVER:
SECONDER:
AYES:
ABSENT:
Next: 5/4/2016 7:30 PM
Adam Moodhe, Commissioner
Matthew Cohn, Commissioner
Smith, Moodhe, Cesario, Cohn, Goldspiel, Khan, Lesser, Weinstein
Ira Shapiro
Other Matters for Discussion
1.
Presentation from CMAP Regarding ON TO 2050 (Trustee Berman)
Chicago Metropolitan Agency for Planning (CMAP) has begun development of a
new comprehensive plan that will be the successor of GO TO 2040. ON TO 2050
will build on the previous plan's vision and major policy objectives.
Representative Berenice Vallecillos from the Chicago Metropolitan Agency for
Planning provided a presentation on the upcoming On TO 2050.
Approval of Minutes
1.
Planning and Zoning Commission - Regular Meeting - Mar 16, 2016 7:30 PM
Moved by Com. Cesario, seconded by Com. Khan to approve the minutes of the
March 16, 2016 regular Planning and Zoning Commission meeting.
RESULT:
MOVER:
SECONDER:
AYES:
ABSTAIN:
ABSENT:
ACCEPTED [6 TO 0]
Frank Cesario, Commissioner
Zill Khan, Commissioner
Smith, Cesario, Cohn, Goldspiel, Khan, Weinstein
Adam Moodhe, Scott Lesser
Ira Shapiro
Chairman's Report
None.
Committee and Liaison Reports
Com. Weinstein provided a recap of the Village Board meeting on March 21, 2016 with regards to
Planning and Zoning Commission items.
Com. Cesario provided a recap of the Village Board meeting on April 18, 2016 with regards to
Planning and Zoning Commission items. He also advised that all current Planning and Zoning
Commissioners were re-appointed for one year and that the Link Farm development has been
referred to the Planning and Zoning Commission.
Staff Report/Future Agenda Schedule
Packet Pg. 61
Regular Meeting
3.B.1
04/20/2016
Mr. Stilling advised that an introduction for the link Farm development may be included on the
May 4, 2016 agenda. The May 4, 2016 agenda will also have the former PJ/McDonalds public
hearing. Staff should also have the draft for the small cell regulations.
Com. Moodhe asked about going paperless with the packets. Mr. Still is working with IT on that
initiative.
Public Comments and Questions
None.
Adjournment
The meeting was adjourned at 9:30 PM
Chris Stilling Director of Community Development
APPROVED BY ME THIS
20th
DAY OF
April , 2016
Packet Pg. 62
He is working to finalize a proposal for the Berenasa Plaza project that he is expecting to be
before the Commission in July. He will also be preparing an RFQ for the Lake Cook Road
Corridor.

Agenda - Wednesday, May 4, 2016 - Buffalo Grove Village, Illinois

Transcription

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