Village of Buffalo Grove Planning and Zoning Commission met Nov. 20.
Here is the minutes provided by the Commission:
Call to Order
The meeting was called to order at 7:30 p.m. by Chairman Frank Cesario
Public Hearings/Items for Consideration
1. Consider Approval of Special Use for a Nonacademic School, Class and Instruction (Fitness Facility) in the Industrial District at 723 Hastings (Trustee Johnson) (Staff Contact: Chris Stilling)
Leo Goldyuk, James Holder, and Ivan Havrylyan were sworn in.
Mr. Goldyuk described their request for a special use for a fitness facility in the industrial district. He described the space and the tenant relationships.
Com. Weinstein asked if the petitioner’s could describe and talk about the hours, class schedules and staffing plans.
Mr. Goldyuk spoke about the software they use to put a cap on the class sizes to prevent parking issues.
Com. Weinstein asked about parking with overlapping classes.
Mr. Goldyuk replied that there are 30 parking spaces available.
Com. Weinstein asked about the parking lighting
Mr. Goldyuk described the lighting as well as the layout of the parking lot and the sidewalks.
Chairperson Cesario asked if they would be willing to stagger classes to avoid potential parking issues should they arise.
Mr. Goldyuk said yes, they are able to stagger classes with their software.
Chairperson Cesario spoke about industrial zones and how they are often used for recreational type businesses. He thanked the petitioners for their statements.
Staff report was enter as exhibit 1
Parking study was enter as exhibit 2
Alfred Peterson spoke about the parking issues he encounters west of the subject property and believes that this is a poor location for a business of this nature.
Sandra Miller spoke about her role as a manager of the building and supports the request for the fitness center in her building.
Com. Au commented on overflow parking and the responsibility of the tenant when these parking issues occur.
The Public Hearing was closed at 7:52 p.m.
Com. Weinstein made a motion to recommend approval to the Village Board for a special use for a nonacademic school, class and instruction, subject to the following conditions:
1. The special use is granted to Leonid Goldyuk, James Holder and Ivan Havrylyan of BG Fit and said special use does not run with the land.
2. The special use granted may be assignable to subsequent petitioners seeking assignment of this special use as follows:
i. Upon application of a petition seeking assignment of this special use, the Village of Buffalo Grove, in their sole discretion, may approve the assignment administratively, or may refer it to the Planning and Zoning Commission and/or the Village Board for a public hearing.
ii. Such assignment shall be valid only upon the written approval of the Village of Buffalo Grove granting said assignment, which may be granted or denied for any reason.
3.The facility shall be used for individual and group fitness training as represented in their petition. BG Fit shall cap classes to 6 members during the peak hours between 8:00 am to 5:00 pm.
4. The petitioner shall monitor traffic circulation and parking on the property and take appropriate measures, as approved by the Village, to ensure adequate parking is being provided. If the Village determines, in its sole discretion, that additional parking is required, the petitioner shall provide said parking in manner acceptable to the Village.
Com. Khan seconded the motion
Com. Cohn clarified the subject conditions for the public.
Chairperson Cesario said he was supportive of the motion.
Result: Approved [Unanimous]
Ayes: Moodhe, Cesario, Cohn, Khan, Weinstein, Au, Richards, Worlikar
Absent: Stephen Goldspiel
2. Consider Multiple Variations to the Sign Code for Link Crossing Development Signs (Continued from the November 6, 2019 PZC Meeting) (Trustee Johnson) (Staff Contact: Chris Stilling)
Greg Heinrich was sworn in.
Mr. Heinrich described the variation request for the signs at Link Crossing. Additionally, he described the size of the signs and how long they would be up as well as the value the signs have to the development. He noted that the signs he is requesting for Link Crossing are the same he has used in other communities.
Com. Moodhe asked if it would take 5 years to sell these homes.
Mr. Heinrich said that it would be closer to 3 years, however, there are a lot of moving parts including the weather which has already set them back.
Com. Moodhe asked to review sign C.
Mr. Heinrich noted that sign C would be on the sales trailer and once the sales trailer was gone, hopefully by May, sign C would be removed and not repurposed.
Com. Moodhe asked to review sign N and asked why it needed to be so large.
Mr. Heinrich talked about the ability to see the sign from a far on the home given its location which is why it needs to be so large.
Com. Moodhe asked if sign N would be attached to the building.
Mr. Heinrich said yes, it will be attached to the building similar to the other communities and would be replaced on an as needed basis.
Com. Moodhe asked if he could make sign N any smaller.
Mr. Heinrich said yes, he could modify the size if he needed to.
Com. Moodhe ask if he would be willing to do something like that.
Mr. Heinrich said yes.
Com. Worlikar ask how the signs would be secured.
Mr. Heinrich went over how the signs would be secured to the structure and noted that they would be replaced as needed.
Com. Cohn asked which criteria Mr. Heinrich wanted the signs to fit under.
Mr. Heinrich said that he would like to fit criteria A, but would be amenable to the criteria under B in the Village sign code.
Com. Cohn asked the petition to go over the hardship for the variation request with the signs fitting village code.
Mr. Heinrich said the signage and the size of the signage is key. It is helpful to share information and provides safety to those looking for where they need to go rather than getting lost.
Com. Cohn asked what makes these sign particularly in good taste and in good design.
Mr. Heinrich said they are legible and a baby blue, a tasteful color that most people seem to enjoy. They also make sure that their signs are well maintained and provide a welcoming feel.
Com. Cohn asked about the landscape plan.
Mr. Heinrich said signs will be up before the landscape is up. If they need to move a sign to accommodate a sign, they will move the sign and not change the landscape plan.
Com. Cohn asked why this was not brought to the Committee with the rest of the project.
Mr. Heinrich said that it should have been with the rest of the project.
Deputy Village Manager Stilling noted that the project was going through a lot of changes and the model area had not been identified thus the sign area was unknown.
Mr. Stilling added that it is not uncommon for a development like this one to have a lot of signs. However, moving forward on other projects, staff will work to incorporate it into the next annexation agreement.
Com. Au asked if the sign on the sales center would be reused.
Mr. Heinrich said the sign would not be reused anywhere else.
Com. Au asked about the duration of the signs and if they would have to come back and re-apply.
Mr. Heinrich said no, he is asking for 5 years and would take the signs down as needed and until the project was complete.
Com. Weinstein asked if there could be a renew at an administrative level for annual renewals up to 5 years or when the project is down, whichever comes first.
Mr. Heinrich said he was amenable
Com. Weinstein asked why the sign on the sales sign has to be so large
Mr. Heinrich went over why they chose the size sign that they did for the sales center.
Com. Weinstein asked if they would consider making the sign smaller.
Mr. Heinrich said he has used signs of similar sign in other communities. He also doesn’t think the sign will be up past May.
Chairperson Cesario commented on the picture on page 42. He noted that the signage on brandywine was a little aggressive.
Mr. Heinrich said the signs show that they are open and ready to sell homes. They are proud of their developments.
Chairperson Cesario noted that he is more concerned about the signs on the edge of the development.
Village Planner Akash went over which signs were permitted and which were being considered.
Com. Moodhe commented that the signs should be put somewhere else to attract potential home buyers.
Com. Worlikar asked if the signs they were seeing are the same that would be used.
Mr. Heinrich said the size will remain the same and all be for informational purposes.
Chairperson Cesario asked once more if he would consider shrinking sign C.
Mr. Heinrich said yes, he will shrink the sign down to the permitted size.
The staff report was entered as exhibit 1.
Mike Leisner, 156 Ironwood Ct. was sworn in. He voiced his concerns over the signs and commented on the effects of the development so far with the work that has been done. He hopes they work on being neighborly.
Mr. Heinrich went over the signs once more and their importance.
The public hearing was closed at 8:42 p.m.
Com. Weinstein made a motion to approve to the Village Board the sign variations for the Link Crossing Development subject to the following conditions:
1. The proposed subdivision development signs are installed in accordance with the documents and plans submitted as part of this petition.
2. The proposed subdivision development signs B, J, K, M, N, O shall be allowed for a period of 2 years and may be extended annually by Village staff but shall not exceed 5 years in total from the initial date of approval or when the project has been completed, which every comes sooner.
3. Sign C shall be reduced to a size no more than 64 square feet in area.
4. Sign N shall be no more than 12 feet in width.
Com. Moodhe seconded the motion.
Com. Cohn commented that the signs for the development should have been part of the proposal and should be going forward.
Chairperson Cesario thanked the petitioner for working with the Commissioners on the signs and appreciates the partnership with neighbors with their concerns.
Com. Worlikar commented on the number of signs but asked them to continue to be mindful of the neighbors.
Result: Approved [Unanimous]
Ayes: Moodhe, Cesario, Cohn, Khan, Weinstein, Au, Richards, Worlikar
Absent: Stephen Goldspiel
3. Consider an Amendment to Planned Development Ordinance No. 2016-66 to Allow for a New Automobile Service Station with Variations to the Zoning Ordinance and Sign Code for the Property at 1525 Deerfield Parkway (Trustee Weidenfeld) (Staff Contact: Chris Stilling)
Jim Arneson, Phil Weightman, Paul Mcllheran were sworn in.
Mr. Arneson described the request and highlighted a few of the questions and answers that came from the workshop during a previous Planning and Zoning Commission meeting starting on Packet Pg. 74.
Mr. Weightman spoke about the variations in questions as well as their process for the development.
Mr. Mcllheran went over the setup of the stormwater and compensatory storage all review by the Village’s engineering department.
Mr. Arneson noted that the material at the subject gas station is the same as the one across the street.
Chairperson Cesario went over the three variations in question and believes they are minimal for this project. He commented on the traffic flow.
Mr. Arneson went over the traffic flow and noted that this gas station will cater to the east bond traffic for convenience. He noted that this facility is a complementary piece to the other
Chairperson clarified the time restriction, verifying that the 6:00 a.m. to 9:00 p.m. servicing window came from the other SQR businesses and their hours.
Mr. Arneson commented on the 6 foot fence and described the landscape plan.
Com. Au reference packet pg 104, asking about the fence height and if there have been any complaints.
Deputy Village Manager Stilling responded that the fence height is 6 feet and that he had not received any complaints from the Shorewood properties.
Com. Weinstein thanked the petitioners from making the time restrictions on the southernmost pump. He asked about how the time restriction would be enforced.
Mr. Arneson responded that it is all controlled on a timer which would turn off the pump and the lights to show that the pump is not active.
Com. Cohn asked if there would be signage to show that the southernmost pump was not active.
Mr. Arneson said that the hope is that with the lights being off at that pump with all the other lights being on would push patrons to using the other pumps.
Com. Moodhe reference packet pg 114 and commented on the light poles and what lights would be used.
Mr. Weightman said he believes that the poles are either 20 or 30 feet. The lights are LED. The lights can also rotated and are mounted on the columns.
Com. Moodhe asked about the light distribution.
Mr. Weightman said they could get that information.
Com. Moodhe suggested type 3 or 4 be used closed to the southernmost pump to keep the light down for the neighbors.
Com. Worlikar asked why a double pump would not work.
Mr. Weightman said that the layout that accommodates the tanker does not allow for a double sided pump.
The staff report was entered as exhibit 1.
Ms. Ortiz, Dogwood and Deerfield was sworn in. She voiced her concerns over the number of gas stations in town as well as her concerns over the water.
Mr. Boris, spoke his concerns about the development. He provided the commissioners petitions that had been signed against the development for health and safety reasons.
He also told the commissioners he was not propertly notified of the meeting
Chairperson Cesario asked staff if the proper procedure was followed for posting the meeting.
Deputy Village Manager said yes.
Ms. Gaskie, 20796 Catalpa, spoke her concerns over the development and is not in favor of the development.
Mr. Vela, 20850 North Birch spoke his concerns over the development and the crime that comes from a gas station especially an unattended gas station.
Mr. Fisher, 20924 Catalpa spoke his concern over the development. He is concerned about the flooding, light pollution and crime that will come with the development of another gas station.
Ms. and Mr. Fear, 20820 Ash spoke their concerns over the development and has been impacted by flooding with other developments that have built nearby. She has concerns over water and the air quality in addition to the flooding.
Mr. Mcllheran commented on the flooding issues and the storage that will be collecting the stormwater.
Mr. Weightman commented on the fence height and noted that there be no dumpster at the development but there will be trash cans.
The Public hearing was closed at 9:52 p.m.
Com. Weinstein made a motion to approve the amendment to Ordinance 2016-66 and variations, subject to the following conditions:
1. The proposed development shall be developed in substantial conformance to the plans attached as part of the petition.
2. Final engineering shall be reviewed and approved by the Village Engineer prior to the issuance of a building permit. 2.3.a Packet Pg. 70 Attachment: staff report (Consider an Amendment to Planned Development Ordinance No. 2016-66)
3. Prior to the issuance of a building permit, an updated photometric plan shall be provided to ensure that no spillage exceeds 0.5 foot-candles at the southern property line.
4. The southernmost dispenser, adjacent to the residential, shall only be operational between the hours of 6AM-9PM.
Com. Khan seconded the motion.
Com. Au commented on her continued concern over the southernmost pump and is not in favor of the development with that pump as part of the plan.
Com. Cohn commented his continued concern over the southernmost pump and will vote no because it was not addressed.
Deputy Village Manager Stilling clarified that the use of the development is permitted and the southernmost pump is part of that.
Com. Au asked if the zoning requirements were different from an unattended gas station verses an attended gas station.
Deputy Village Manager Stilling responded no.
Com. Weinstein said he is appreciative of the time restrictions to the southernmost pump and enough to convince him to vote in favor of the development.
Chairperson Cesario reviewed the variations and understands the necessity of the three variation. He reviewed the data that has been shown that the gas station meets all safety and maintains or slightly improves the water issues.
Com. Moodhe commented on the southernmost pump, but understands why the layout has to accommodate the refueling tanker. He noted that he is also appreciative of the time restrictions to the southernmost pump.
Result: Approved [6 TO 2]
Ayes: Moodhe, Cesario, Khan, Weinstein, Richards, Worlikar
Nays: Matthew Cohn, Amy Au
Absent: Stephen Goldspiel
Regular Meeting
Other Matters for Discussion
None
Approval of Minutes
1. Planning and Zoning Commission - Regular Meeting - Nov 6, 2019 7:30 p.m.
Result: Accepted [6 TO 0]
Ayes: Cesario, Cohn, Khan, Weinstein, Richards, Worlikar
Abstain: Adam Moodhe, Amy Au
Abstain: Stephen Goldspiel
Chairman's Report
None
Committee and Liaison Reports
None.
Staff Report/Future Agenda Schedule
Staff spoke about next meeting items and the comprehensive plan.
Public Comments and Questions
None.
Adjournment
The meeting was adjourned at 10:15 PM
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